Casa indipendente in Via Santi
L’immobile, da demolire, rappresenta un’interessante opportunità per chi desidera realizzare un nuovo progetto abitativo in un contesto dal carattere storico, valutando le possibilità di recupero e ricostruzione nel rispetto delle normative urbanistiche vigenti. La proprietà presenta attualmente la seguente…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
See what needs doing and what each job costs
Although the asking price is only €160/m², the property is explicitly described as requiring demolition and reconstruction. Estimated total cost is about €365,000, or €1,460/m², far above the local comparison level of €416/m²; feasibility and planning permissions also require verification.
More on the house and the area
The house has genuine historic-center character, with a photogenic old façade, green shutters, small balconies and some attractive wood ceilings and floors. However, the advertised condition is decisive: it is described as a building to be demolished and completely rethought, so despite the 250 sqm size and €40,000 price, this is a major reconstruction project rather than a beautiful ready-to-live-in Italian home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€99,000 – €146,000
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 property is to be demolished, so it should be treated as a reconstruction project rather than a livable home.
- Major structural, permitting and urban-planning verification will be essential before purchase.
- No private garden or meaningful view is shown; the house is in a dense historic-center setting.
- Interiors are very dated, with visibly poor basement/storage areas and likely substantial clearance and rebuilding costs.
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 76/100The cluster is in the Camonica Alps above Val Camonica, with wooded slopes and open pasture around Borno and the Concarena massif visible nearby. Val Camonica lies immediately below, with the Oglio river running along the valley floor. The area is close to the edge of the Adamello Regional Park on the west side of the valley. The Borno-Monte Altissimo ski area is directly above the village, and the larger lifts of Montecampione are about 20-30 minutes away by road. The nearest town of size is Darfo Boario Terme in the valley, with rail access, shops and services. Val Camonica is known for its alpine valley landscape and for the prehistoric rock engravings around Capo di Ponte, a UNESCO site in the valley.