Rif. 4131L BRONDOLO - TRILOCALE DA RISTRUTTURARE
Proponiamo in vendita un appartamento situato nel tranquillo contesto civile di Chioggia, nella zona di Brondolo. Questo immobile di 45 mq, al secondo piano, è composto da 3 vani ben disposti, comprendenti due camere da letto, un bagno e una cucina abitabile. La proprietà, attualmente in condizioni da ristrutturare.…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €72,000 plus an estimated €31,500 renovation, the effective cost is about €2,300/m² versus a local reference of €618/m², despite the attractive 2 km distance to the sea. The description states €85,000 rather than €72,000, making the asking price unclear and the deal even weaker if €85,000 is correct.
More on the house and the area
This is a compact, functional apartment with good natural light, heating, a usable kitchen and bathroom, and attractive patterned flooring. However, the overall presentation is dated and plain, with no standout view, historic character, garden or terrace; it feels like a practical renovation project rather than a dream Italian 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€9,000 – €16,000
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.
- The apartment is explicitly sold as needing renovation, with dated kitchen, bathroom, finishes and fixtures.
- Only 45 sqm, with no private outdoor space or meaningful view shown.
- Energy class G may imply higher running costs and possible efficiency upgrades.
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 is in the southern Venetian Lagoon, with canals, fishing areas and low islands around Chioggia and Sottomarina. The Adriatic coast is close, with the long beach at Sottomarina and the lagoon edge forming the local landscape. The Brenta and Adige river mouths are in the wider coastal plain nearby. Chioggia is the nearest town of size, with a historic canal centre, a fishing port and daily services. The area is known for lagoon fishing, fish markets and vegetable cultivation on the reclaimed coastal plain.