Casale Indipendente con Terreno a Lavenone (BS)
Casale Indipendente con Terreno a Lavenone (BS). Needs renovation, caminetto, mansarda, esposizione esterna, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €35,000 asking price is only €108/m², but renovating 325 m² at roughly €700/m² brings the estimated all-in cost to about €263,000, or €808/m². That is well above the local €354/m² reference, so the low entry price does not compensate for the substantial renovation burden.
More on the house and the area
A genuinely atmospheric old stone farmhouse in a beautiful wooded mountain setting, with dramatic Alpine views and surrounding land. However, the interiors are very rough and partly barn-like, with deteriorated finishes and roof openings, so this is a major renovation project rather than a comfortably livable dream home.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€64,000 – €114,000
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.
- Substantial renovation is clearly needed, especially to the interiors and roofed agricultural spaces.
- The steep, remote hillside setting may make vehicle access, utilities, and construction logistics difficult.
- Interior finishes are extremely basic, and no attractive finished bathroom or kitchen is shown.
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 67/100The cluster is in the upper Valle Sabbia, with the Brescian Prealps immediately around it. The area is tied to the valley of the river Chiese and to the mountain basins above Vestone and Idro. Lake Idro is within about 15 km. The nearest ski area is Maniva, with lifts above Collio at roughly 30–40 minutes by road depending on the hamlet. Vestone is the nearest town of some size, with everyday shops and services; Salò on Lake Garda and Brescia are farther away and matter more for larger services than for the immediate landscape. This part of the valley is known for wooded slopes, pasture on the higher ground, and scattered small stone villages.