Villa in vendita a Clusone
OLTRE IL SEMPLICE ABITARE real estate Clusone Via Mazzini - Nel cuore di Clusone proponiamo un fabbricato cielo terra da ristrutturare. L'accesso all'immobile può avvenire sia da via Mazzini che da via delle Concerie, dalla prima abbiamo un'entrata carrale/pedonale da cui abbiamo accesso anche al box, dalla seconda…
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
Cielo-terra villa (187 sqm) in central Clusone at €428/m2, only marginally above the local median of €418/m2 (n=358, solid baseline). Priced roughly at market, so no bargain but not overpriced. Fresh listing (5 days). Positives: garden ~388 sqm, box/garage, roof redone in 2014, two ~75 sqm apartments plus attic. Negatives: needs full renovation with only economy finishes and single-glazed wooden windows, 1940 build, no energy class provided. Expect substantial gut-renovation costs (~€800/m2) which, added to purchase price, still keeps total reasonable for the size. Missing energy class and sea distance (inland town) noted. A fair, honest deal with renovation upside but no standout discount.
More on the house and the area
Cielo-terra building in central Clusone needing complete renovation. Photos show tired yellow facades, garage frontage and an overgrown grassy plot dominated by a massive concrete retaining wall—more utilitarian than scenic. Mountain backdrop is pleasant but views are ordinary and partly blocked. The ~388 sqm garden and 187 sqm across two apartments plus attic offer practical potential rather than visual drama. Low €428/m2 is reasonable but not a standout bargain given renovation costs. No striking interior, architecture, or location wow.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€37,000 – €66,000
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.
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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.
- Needs full renovation
- Economic finishes with single-glazed wooden windows
- Faded/dated facade
- Adjacent to large concrete retaining wall
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 72/100The cluster sits in the Val Seriana with the Orobie Alps immediately around it. The Serio river runs down the valley. The Parco delle Orobie Bergamasche lies nearby in the upper valley and mountain area. The nearest ski lifts are the Presolana/Monte Pora area, reached in roughly 20–30 minutes by road, with larger Bergamo-side ski areas farther up the Orobie valleys. Clusone itself is the main town of the upper valley, with a full small-town center, services, and the well-known medieval clock on the Palazzo Comunale; Lovere on Lake Iseo is also within the wider local orbit. The area is known for Alpine valley scenery, pasture and woodland, and as the gateway toward the Presolana massif.