LENO - Porzione di casa con cortile e giardino
Porzione di casa indipendente, completamente da ristrutturare, in posizione centrale comoda a tutti i servizi, disposta su due livelli di circa 40 mq ciascuno. A completare la proprietà ci sono cantina, ampio fienile, portico spazioso, cortile privato e giardino esclusivo, spazi che offrono molteplici possibilità di…
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 portion, 80sqm on two levels, fully needing renovation in Leno (Lombardia). Price is 812 EUR/m2, roughly double the local median of 405 EUR/m2 (n=1545, decent baseline). Being priced 2x above median while requiring full renovation is a poor starting point. Renovation of a gut-job here runs ~1000 EUR/m2, meaning all-in cost near 145k EUR against a median-implied market value well below that. Positives: extra spaces (cellar, garage, barn, portico, courtyard, garden), central location, only 6 days on market, and price stated negotiable. No energy class or build year data. Overall a fair-to-weak deal only if the negotiable price drops substantially closer to the local median.
More on the house and the area
Porzione di casa in Leno needing full renovation, 80sqm over two levels at \u20ac65k. Photos show a tired ochre facade with peeling render, a bare concrete courtyard, oleander bushes and a raw unfinished concrete outbuilding with exposed structural pillars. Nothing visually striking\u2014the interiors aren't even shown, the exterior is rundown, and the setting is a plain village lot. The bargain price is modest but not exceptional given the extensive work required. A renovation project with no standout aesthetic or location 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€16,000 – €28,000
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.
- Completely needs renovation - shell condition
- Includes unfinished concrete structure (raw/incomplete build)
- Rusty gates, cracked concrete courtyard, general neglect
- No sea/view, ordinary inland Lombardia town location
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 38/100This is the central Brescian plain between Brescia and the lower course of the Oglio and Mella rivers, with flat agricultural land, drainage canals and scattered villages. The nearest city of size is Brescia, which has full city services and a substantial historic centre. Lake Garda and the first pre-Alpine relief are farther away and matter more for excursions than for the immediate landscape.