Casa indipendente di circa 250 mq in posizione storica – Via Santi , Azzone (BG)
Casa indipendente di circa 250 mq in posizione storica – Via Santi , Azzone (BG). Needs renovation, terrazzo, cantina.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €40,000 for 250 m², the purchase price is very low, but renovation at an estimated €700/m² adds about €175,000, bringing the effective cost to roughly €860/m² versus a local benchmark of €419/m². The historic setting and terrace help, but the listing does not say how extensive the works are or provide energy/building details.
More on the house and the area
This is a substantial, authentic village townhouse with balconies, wooden ceilings, polished timber floors, and a warm lived-in character. It is a real functioning home with kitchens, bathrooms, bedrooms, and intact floors, not an empty shell, but it needs meaningful modernization and decluttering rather than being move-in ready. At €40,000 for roughly 250 sqm, the size and historic setting create strong value appeal, though the photos do not show a standout view or private outdoor space.
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€50,000 – €88,000
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.
Show more
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.
- Clearly dated interiors and bathrooms need modernization.
- Visible facade wear and aging roof/eaves warrant a careful structural and moisture inspection.
- The house is in a dense historic village setting with no confirmed scenic view or private garden.
- Large 250 sqm layout may involve significant heating, maintenance, and renovation 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.