Valbondione – appartamento con ingresso indipendente
VALBONDIONE – APPARTAMENTO CON INGRESSO INDIPENDENTE. Habitable, autonomo heating, esposizione esterna, balcone, arredato.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
The habitable 55 m² apartment costs €59,000, or about €1,273/m² after allowing roughly €11,000 for light works—around 66% above comparable local listings at €767/m². Independent access, heating, balcony and 19 photos are positives, but the remote mountain location and premium pricing limit the deal.
More on the house and the area
This is a genuinely habitable mountain home with a dramatic Alpine panorama, traditional stone-and-slate village surroundings, and a charming balcony view toward jagged peaks. The apartment is furnished, heated, equipped with a working kitchen and bathroom, and appears ready to live in, though the interiors are dated rather than stylish. At €59,000, the combination of livability and spectacular setting is exceptionally 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€4,000 – €6,000
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.
- Only 55 sqm, so the layout is compact.
- Interiors are clean and fully usable but dated, especially the kitchen and flooring.
- Village setting means limited private outdoor space and possible narrow-road access.
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 74/100The Orobie Alps surround Gandellino in the upper Seriana valley. The Serio river runs through the valley. The Parco delle Orobie Bergamasche is in this area. The nearest ski lifts are at Colere on the Presolana side, about 20 minutes by road, and at Lizzola in the upper Seriana valley, about 10 minutes by road. Clusone is the nearest town of some size, with schools, shops and services; Bergamo is the main city down-valley. This part of the Bergamasque Alps is known for alpine valleys, hiking and winter sports.