Quadrilocale con vista panoramica, Andrara San Rocco
Quadrilocale con vista panoramica, Andrara San Rocco. Habitable, autonomo heating, garage, caminetto, porta blindata, esposizione esterna, armadio a muro, terrazzo, arredato, cantina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €79,000 (€767/m²), the estimated effective cost is about €950/m² after allowing €200/m² for a habitable property, roughly 24% above comparable local stock. The garage, cellar, terrace, fireplace and panoramic view add appeal, but the listing does not say the building year or energy class, and the inland location offers limited extra value.
More on the house and the area
This is a genuinely livable, furnished apartment with polished parquet floors, a working fireplace, a usable kitchen, three bedrooms, terrace access, garage and cellar. The sweeping mountain-and-valley panorama is the standout feature, visible directly from the bright living and dining room. At €79,000, the combination of condition, views and practical amenities is unusually compelling.
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€7,000 – €11,000
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 interior is well maintained but visibly dated in style and furnishings.
- Only one bathroom is shown for a three-bedroom apartment.
- The dramatic hillside setting may mean steep access and limited nearby services.
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 72/100The cluster sits in the Bergamasque pre-Alps, with wooded ridges and small valleys immediately around it. Lake Iseo lies within about 15 km, with the Sebino shoreline, Sarnico and the lake plain forming the main nearby landscape feature. The Oglio river exits Lake Iseo at Sarnico-Paratico. The nearest town of some size is Sarnico on the lake, with a marina, lakeside services and a substantial historic centre; Bergamo is the main city for higher-order services but it is farther and does not affect the score. The area is known for the transition from the lower pre-Alpine hills to Lake Iseo and for wine country on the southern side of the lake in nearby Franciacorta.