Casa bifamiliare in Via del Tonale E della Mendola
ENDINE GAIANO – PIANGAIANO | VILLETTA A SCHIERA CON INGRESSO INDIPENDENTE, AREA ESTERNA PRIVATA E BOX DOPPIO NESSUNA SPESA CONDOMINIALE – € 85.000 PIANO TERRA – 44 MQ: ingresso, soggiorno con cottura, lavanderia; PIANO PRIMO – 44 MQ: una camera matrimoniale, un bagno finestrato con vasca e un ampio ambiente attualmente…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €85,000 (€966/m²), the estimated effective cost is about €1,166/m² after allowing €200/m² for unspecified updates, well above the local €422/m² benchmark. The double garage, private outdoor area and proximity to Lake Endine add value, but the listing gives no clear condition statement and inconsistently reports energy class F versus G.
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€6,000 – €10,000
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.
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 82/100The area is on the hills above Lake Iseo, with the lake immediately below and the western end of the Val Cavallina nearby. The Bergamo Prealps rise around the lake, with Monte Isola in the centre of Lake Iseo within the local landscape. The lake shore and inland slopes fall within the Parco Locale di Interesse Sovracomunale Alto Sebino. The nearest substantial town is Lovere on the lake, with a historic centre, lakefront services and boat connections across Lake Iseo. Pisogne is also nearby at the north-eastern end of the lake, where the valley routes open toward the upper Camonica area. The area is known for olive groves on the milder slopes above the lake and for lake tourism.