Appartamento in Sant'Omobono Terme
OTTIMA OCCASIONE - ASTA IMMOBILIARE Piena proprietà 1/1 di appartamento in corso di costruzione con cantina e box siti in Via Roccolo, 7, Valsecca 24030 Sant’Omobono Terme. - Via Roccolo, Simplex Domus aiuta famiglie e aziende a comprare immobili all’asta tramite avvocati specializzati ed esperti di mutuo. Comprare…
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.
- Sold at judicial auction
See what needs doing and what each job costs
Despite the €37,583 asking price (€597/m²), this is explicitly a judicial auction and the apartment is described as still under construction, not habitable. The listing has only one photo, no bathrooms stated, and the advertised condition conflicts with the description.
More on the house and the area
The mountain setting is attractive and the €37,583 price looks compelling, with a garage, cellar, and outdoor-space tags. However, this is not shown as a beautiful home: there is only one street photo, no interior, and the listing describes an unfinished apartment with no bathrooms.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€25,000 – €37,000
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 description says the apartment is still under construction, despite the listed “habitable” condition.
- No bathrooms are reported, and the single photo provides no evidence of a finished interior.
- Auction purchase requires legal, technical, and occupancy due diligence.
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.