Casa indipendente in vendita in Via delle Gabbiane, 28
SAN BARTOLOMEO in posizione decentrata immersa nella tranquillità, proponiamo caratteristica porzione di casa cielo-terra disposta su tre livelli con ingresso indipendente. La tripla esposizione est/nord/sud contribuisce alla luminosità ed ariosità dell’intero stabile. La costruzione è risalente ai primi del ‘900 e si…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
See what needs doing and what each job costs
At €97,000 (€599/m²), the home needs a full renovation of its original systems and finishes; estimated all-in cost is about €226,600, or €1,399/m². That is far above the local €422/m² benchmark, although the central Brescia location near services, universities, and the hospital adds investment appeal.
More on the house and the area
A characterful early-1900s townhouse with a photogenic village exterior, exposed brick and stone, timber beams, and a substantial fireplace. It is roofed and has floors, bathrooms and kitchen areas, but remains an outdated former commercial-style interior requiring significant renovation before becoming a comfortable home.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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €57,000
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.
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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.
- Substantial renovation is needed, including original electrical/plumbing systems and interior redistribution.
- The interiors are dated and partly arranged as a former bar rather than a finished home.
- Exterior plaster, shutters, drainage and some roof-edge elements appear weathered; verify structural and moisture conditions.
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 55/100The cluster is in the built-up area of Brescia, so the immediate surroundings are an urban plain at the foot of the Brescian Prealps. The nearest named water landscape is Lake Garda to the east, but it lies outside the 15 km radius. Brescia itself is a major provincial city with extensive services, rail connections, museums and a large historic centre. The city has UNESCO status through the Brescia section of the Longobards in Italy sites, including the monumental area with San Salvatore-Santa Giulia and the Roman forum. The wider area is known for industry, vineyards on the Franciacorta side farther west, and access routes toward Lake Garda and the Alpine valleys.