Casa indipendente in Via Gaetano Donizetti
Nel cuore di San Paolo d’Argon, proponiamo in vendita immobile cielo-terra da ristrutturare, ideale per chi desidera realizzare un'abitazione indipendente e personalizzata secondo le proprie esigenze. La proprietà si sviluppa su più livelli e presenta le caratteristiche tipiche delle costruzioni tradizionali del…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €89,000 (€610/m²), this multi-level house needs substantial renovation estimated at about €700/m², bringing the effective cost to roughly €1,310/m² versus €424/m² for comparable local homes. Its central position, balconies and 14 photos add appeal, but the renovation burden makes it ordinary-to-weak value rather than a bargain.
More on the house and the area
This is a substantial village house with attractive exposed timber ceilings, traditional balconies, stonework, and a photogenic Alpine-Lombard character. It is not a bare shell—the roof, floors, kitchen, bathroom, and several furnished rooms are in place—but the full property is clearly a renovation project rather than a turnkey 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€29,000 – €51,000
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 listing explicitly says the house needs renovation, despite some finished and usable rooms shown.
- Energy class G suggests poor energy efficiency and likely future upgrade costs.
- The property is spread over multiple levels and has only one bathroom.
- There is no visible private garden or meaningful open view.
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 61/100The cluster is in the lower Val Seriana, with the Bergamo Prealps immediately to the north and east. The Serio river runs through Nembro. Parco dei Colli di Bergamo begins just to the west on the hills above the city side of the valley. The nearest ski lifts are in the upper Val Seriana around Spiazzi di Gromo and Lizzola, roughly an hour or a little more by road. Bergamo is the nearest city of size, with the Città Alta, major services, rail links and the airport area at Orio al Serio. This part of the valley is known for its industrial settlements along the river and for hill villages and sanctuaries on the valley sides.