Casa indipendente in Via Umberto Primo
Casa di paese, formata da due appartamenti un bilocale di mq. 60 e un trilocale di mq. 80, indipendenti. Già abitabile con tetto buone condizioni. Ampia cantina con volta in mattoni. Impianti da rivedere completamente anche se funzionanti. Possibilità di acquisto ampio e soleggiato terreno agricolo, confinante con la casa. Vista Grigna.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €253/m², the asking price is well below the local €413/m² reference, but fully reviewing the systems adds an estimated €300/m², bringing the effective cost to about €553/m². The house is already habitable with a sound roof, two independent apartments, cellar and garden, but the description totals 140 m² versus the stated 190 m², so the usable area and renovation scope need verification.
More on the house and the area
A genuinely attractive mountain-village home with dramatic views toward the Grigna massif, traditional tiled floors, balconies, stonework and a large garden opportunity. The two independent apartments are already habitable and the roof is reportedly in good condition, but the systems need substantial updating and the interiors are more practical than polished.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€19,000 – €32,000
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 electrical and other utility systems reportedly need complete updating, even though they are currently functioning.
- The interiors are usable but dated, with plain finishes and some visible maintenance needs.
- The garden/land is overgrown and the property appears to be in a dense mountain village, so access and renovation logistics should be checked.
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 is in the Valsassina under the Grigne group of the Bergamo Alps, with steep prealpine slopes and limestone peaks close to the valley floor. The Pioverna stream runs down the valley. The nearest ski area is the Moggio–Piani di Artavaggio cableway area, roughly 20–25 minutes by road to Moggio, with other Valsassina lifts around Barzio and Bobbio farther up the valley. Lecco is the nearest town of size, with rail services, hospitals and the branch of Lake Como at its edge, about half an hour away. The area is known for its mountain valley setting, pasture and dairy production in Valsassina.