Terratetto unifamiliare in Polaveno
POLAVENO: Nel cuore della tranquilla località di San Giovanni, nel comune di Polaveno, proponiamo in vendita un caratteristico terratetto d'epoca di circa 89 mq, disposto su tre livelli e completamente da ristrutturare. Costruito nel 1960, l'immobile conserva il fascino delle abitazioni di un tempo e rappresenta…
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
Townhouse at 562 EUR/m2 vs baseline median 405 EUR/m2, so ~39% above local median despite needing full renovation across three levels. Total price 50k for 89m2 is modest, but full gut renovation (~1000 EUR/m2 = ~89k) brings all-in to ~139k, well above the regional median value. Fresh listing (6 days), 28 photos, habitable townhouse type with 2 beds/1 bath, balcony. Energy class and sea distance missing. Not a bargain relative to baseline given premium price plus heavy renovation, but a plausible personalizable project for a primary home.
More on the house and the area
A 1960 terratetto in a quiet hamlet of Polaveno, Lombardia, priced at €50k for 89sqm. The property is entirely gut-renovation condition: photos show bare brick walls, rough exposed masonry, crude vaulted brick ceilings, dusty concrete floors, and cluttered rooms. The exterior shows peeling plaster and a dated glazed stairwell that reads as industrial rather than charming. The surrounding village and hills are pleasant but ordinary for the region, with no lake or panoramic wow view. The low €562/sqm price reflects the heavy work required rather than offering a compelling bargain on something already appealing. Nothing here stops the scroll - it is a renovation project with no standout visual hook.
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€17,000 – €31,000
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.
- Completely needs renovation - interiors are bare brick shell with exposed rough masonry ceilings
- Exterior facade is dilapidated with peeling plaster and crumbling render
- Dated glazed stairwell enclosure looks industrial and unattractive
- Cluttered, dusty rooms with debris and stored materials
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 is in the lower Val Trompia at the start of the Brescian Prealps, with wooded slopes and mid-altitude ridges rising immediately around the built-up area. Lake Iseo lies within about 15 km to the west, with the eastern shore reached around Sulzano and Sale Marasino. The area is close to the Colle di San Zeno road into the mountains above Val Trompia; the nearest ski area is Maniva, well beyond the 15 km radius and roughly an hour or more by road. The nearest larger city is Brescia, which provides the full range of urban services, rail links and hospitals. Nearby Gardone Val Trompia is known for the long-established firearms industry of the valley, and Franciacorta begins on the plain and morainic hills southwest of the lake.