Casa indipendente in Loclità Biacesa
Nel cuore del suggestivo centro storico di Biacesa, frazione di Ledro, si propone in vendita una porzione di casa terra cielo su tre livelli, un'opportunità unica per chi desidera vivere a pochi passi dal Lago di Ledro e a soli 7 minuti da Riva del Garda. Immersa in un contesto che punta alla valorizzazione delle case…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Heating
- Kitchen
See what needs doing and what each job costs
At €600/m² before works, this 150 m² house needing renovation and currently without heating likely reaches about €1,300/m² all-in, versus roughly €335/m² for comparable local stock. The historic-center setting near Lake Ledro adds appeal, but the renovation burden makes the asking price difficult to justify; the listing does not state the energy class or building year.
More on the house and the area
This is a characterful historic village house with a highly photogenic stone facade, vaulted rooms, an old fireplace, and a recently replaced roof. However, the interiors are essentially a renovation project with worn finishes, damp staining, no heating, and no clearly usable modern living spaces yet.
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€30,000 – €53,000
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.
- Major renovation is required, with damp and heavily deteriorated interiors.
- No heating is currently available, and the photos do not show a finished kitchen or usable bathroom.
- Access and renovation logistics in the dense historic center may be challenging; confirm utilities, permits, and structural condition.
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 86/100The cluster sits in the Valle di Ledro with Lago di Ledro (Lake Ledro) inside the 15 km radius. The surrounding uplands are part of the Garda Prealps (Alpi Gardesane), with nearby summits including Monte Tremalzo and Monte Stivo. The Ponale road/trail connects the valley to Riva del Garda and is a well-used cycling and hiking route. The town of Riva del Garda on Lake Garda is the nearest larger centre and provides more extensive shops, services and lakefront tourist facilities. The area contains the Ledro prehistoric pile-dwellings archaeological site and an associated museum; the pile-dwelling site is part of the UNESCO World Heritage serial property “Prehistoric pile dwellings around the Alps”. Local activity and tourism focus on hiking, mountain-biking, climbing and lake sports around Lago di Ledro.