Bilocale con box
For sale in Valbondione, hamlet of Lizzola at 1,250 metres above sea level: a well-kept two-room flat on the second floor of a small block next to the start of the ski slopes, with its own garage. The apartment, fully furnished, consists of: entrance, large living room with fireplace and sofa bed, separate…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableEverything on this list
€48,150 – €48,500
ski and mountain users
Skiers and hikers suit this apartment best. Lizzola's pistes are beside the building, while Pizzo Coca is about 15 minutes away and the Orobie Bergamasche regional park about 18 minutes. A restaurant and bar are about 1 minute away, but the supermarket and pharmacy are about 13 minutes away, so this is a mountain base rather than a full-time convenience home.
See what needs doing and what each job costs
Is it a good buy: About what similar houses cost
Fair at the asking price, but not a proven income buy. Nearby holiday listings advertise 40-90 EUR per night, and Gromo is about 30 minutes away while Piario is about 43 minutes, but no occupancy figure was found, so payback cannot be calculated reliably; resale will be slow in this thin village market.
- What you end up payingAbout 48,000 EUR for apartment and garage, plus purchase costs and 150-500 EUR wiring check
- What letting might bringAround 40-90 EUR per booked night from nearby Valbondione listings; bookings are unknown
- Years to earn that backNo honest payback figure: occupancy is unknown; 534-1,200 booked nights before costs
- How easily it sells againSlowly: only 17 listings are currently on sale in Valbondione, a thin local market
Lived in and usable today. The bathroom is complete and appears clean, with shower, toilet, bidet, basin and heated towel rail. The strongest features are the wide Orobie view, large balcony, fireplace, ski-lift position and included garage; no repair job is visible in the photographs.
- As it stands€48,000
- Everything on this list€48,150 – €48,500
- Wiring check€150 – €500
Have an electrician verify the older apartment wiring and issue or confirm its safety paperwork before purchase.
- Electrical safety certification and age of the wiring
- Plumbing, drainage and heating operation under test
- Roof condition and any planned condominium works
- Structure cannot be judged from the photographs
- Facade and common exterior condition cannot be judged from the photographs
- Dated 1970s interior with brown tiles and older furnishings
- Cramped separate kitchenette
- Common areas/exterior show wear (cracked pavement)
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you. Photos checked 11 September.
The area around
Location score 81/100The cluster is in the upper Val Seriana under the Orobie Alps. The Serio rises here, and the Cascate del Serio are above the village; they are among the highest waterfalls in Italy when the dam releases water. This is inside the Parco delle Orobie Bergamasche. The nearest ski lifts are at Lizzola, a short drive up-valley from the main settlements of the comune. Clusone is the nearest larger town down the valley, with services and a substantial historic centre. The area is known for alpine hiking, summer pasture landscapes and winter access to the Bergamasque Alps.