Bilocale
Premessa: qualche piccolo lavoretto da fare c'è, ma se siete alla ricerca di qualcosa di totalmente indipendente e magari non troppo distante dal lago di Endine, allora questa soluzione fa per voi! A 20 km da Bergamo, a 5 minuti dal lago di Endine, a 20 km da Lovere e a 25 minuti dall'aeroporto di Orio al Serio,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
At €69,000 (€1,438/m²), even allowing roughly €200/m² for minor works, the effective cost is about €1,638/m²—well above the local sub-€100k reference of €769/m². The 2010 renovation, independent utilities, parking and proximity to Lake Endine add appeal, but the missing internal hallway and cadastral/layout discrepancy create some risk.
More on the house and the area
A cheerful, recently renovated village apartment with an attractive yellow facade, independent entrance, balcony above, and practical access to Lake Endine and Bergamo. Inside it is spacious and structurally usable, but very basic, with no fitted kitchen and visible unfinished or damp-affected areas, so it needs work before feeling like a finished home.
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€3,000 – €5,000
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 interiors are very plain and lack distinctive Italian character or views.
- The kitchen appears unfinished or absent, with exposed connections and wall damage.
- Some small renovation and moisture-related repairs may be needed; verify the cadastral layout and the missing internal hallway.
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 68/100The cluster is in the Val Cavallina, with the pre-Alpine ridges of the Bergamasque Alps close on both sides of the valley. Lake Endine lies within the area, and Lake Iseo is a short drive farther west but outside the immediate radius. The Oglio river valley is nearby at the western end of the valley system. The nearest ski lifts are in the Bergamo Alps around Monte Pora and Colere, roughly about an hour or more by road, so they are not part of the immediate landscape. Bergamo is the nearest city of size, with the Città Alta, major services and rail links. The wider area is known for small lakes, wooded slopes and valley villages at the edge of the Bergamasque Prealps.