Casa Indipendente in vendita a Roncola
Cielo-Terra indipendente con vista mozzafiato nel cuore verde di Roncola – ideale investimento immobiliare Nel caratteristico comune di Roncola, immerso nella tranquillità e nel verde delle Prealpi Bergamasche, proponiamo immobile cielo-terra indipendente dal grande potenziale, situato in posizione panoramica con…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Asking price of €221/m² is ~45% below the regional median of €405/m², a strong baseline discount. 289m² independent cielo-terra townhouse with panoramic views and private garden, fresh listing (1 day). However, it needs full renovation (stalla/stable on ground floor, historic mountain structure), so budget ~€1000/m² for a habitable rebuild — that pushes all-in cost near or above local median, eroding much of the paper margin. Missing building year, energy class, and bath/bed data adds uncertainty. Multi-unit/frazionamento potential is real but speculative and depends on permits. Solid opportunity for a renovation investor who can execute, but not a turnkey bargain.
More on the house and the area
Independent cielo-terra townhouse in Roncola, Valle Imagna, set in green Prealpine surroundings with a private garden and courtyard. Aerial photo shows an attractive rural setting with mature trees, stone walls and a peaceful hamlet context. The building carries historic mountain-home character (ground-floor stalla, stone outbuildings, shutters, small wrought-iron balcony) and offers potential for splitting into multiple units/B&B. Interiors, however, are tired and utilitarian: dated kitchens, terrazzo floors, wood-stove/fireplace rooms with worn furnishings — needs full renovation. At €64k for 289 sqm (€221/m²), it's a genuine bargain on paper, but the low price reflects heavy work required. Overall charming location and character rather than a jaw-dropping scroll-stopper.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€57,000 – €101,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Full renovation required throughout
- No bathrooms or bedrooms listed (beds/baths at 0)
- Interiors are dated and basic, not stunning
- Panoramic view claimed in listing but not clearly shown in provided photos
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.
The area around
Location score 68/100The cluster sits on the pre-Alpine slopes between the Valle Imagna and the hills above the Bergamo plain, with broad views toward the Orobie to the north. The Brembo valley is nearby, and the western edge of the Parco dei Colli di Bergamo lies close by around Monte Canto and the wooded ridge system above the city. The nearest substantial town is Bergamo, which has a large historic upper town, full services, rail connections and the airport at Orio al Serio beyond it. This part of the Bergamasque foothills is known for wooded ridges, small mountain villages and walking routes rather than for a single landmark of national rank.