Palazzo / Stabile in vendita a Erve
Palazzo / Stabile in vendita a Erve. Habitable.
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
Must be done first
- Roof
- Damp
- Wiring
See what needs doing and what each job costs
At €40,000, the estimated all-in cost is about €56,000, or €200/m² after assuming €200/m² for a habitable property—slightly above the local €187/m² benchmark. The listing is very sparse and does not say whether the 280 m² palazzo has a practical residential layout, while Erve offers limited location premium.
More on the house and the area
A remarkable mountain-village palazzo with abundant stonework, timber beams, fireplaces, flowering terraces, garden space, and a beautiful wooded valley setting. However, the real-condition photos reveal a mixed property with unfinished or neglected sections, so this is a character-rich renovation project rather than a clearly move-in-ready home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€18,000 – €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.
- The gallery is highly inconsistent: polished, fully styled rooms contrast with rough, neglected interiors and exterior areas.
- The property appears to need substantial renovation or completion, especially roofing, finishes, utilities, and possibly structural work.
- Actual bedroom, kitchen, heating, and bathroom usability are not clearly demonstrated in the photos.
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 Valle Imagna under the Bergamo Prealps, with the ridge of Resegone and the Albenza-Maresana chain forming the mountain setting within the local area. The Imagna valley and the Brembo valley are the main nearby valley landscapes, with wooded slopes, pasture and scattered hamlets. Sant'Omobono Terme is historically a spa centre, and the valley is known for thermal waters and for a rural prealpine landscape rather than for a single monument. Bergamo is the nearest city of size, with the Città Alta and full city services, but it lies beyond the immediate 15 km landscape.