Edificio in Piazza Castello
Cavriana è un comune che occupa la parte settentrionale della provincia di Mantova. Il territorio è collinare (con un'altezza minima di 43 m s. l. m. e un'altezza massima di 202 m s. l. m. ) Il territorio comunale confina con la provincia di Brescia nei comuni di Pozzolengo e Lonato del Garda e si trova, inoltre, a…
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 €567/m², the €80,000 asking price is already about three times the local €187/m² benchmark; assuming substantial updating, the effective cost rises to roughly €1,267/m². The 141 m² includes a 35 m² shop, while the listing gives no condition details and its room/bath figures conflict with the described layout.
More on the house and the area
This is a characterful town-center palazzo on a handsome cobbled street, with colorful historic facades, shutters, and a church view down the road. The apartment is described as having a living room, kitchen, bathroom, and high attic, so it appears to be a real usable home rather than a shell, but the interiors are dated and currently dominated by commercial storage and photo-studio equipment.
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€28,000 – €50,000
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 listing combines a street-level commercial premises with the residential apartment, so it is not a straightforward standalone home.
- Interiors are shown mainly as a cluttered, working photo studio; the kitchen, bathroom, and bedrooms are not clearly documented.
- The facade and upper walls show aging plaster and maintenance needs; confirm the condition of the roof, services, and any garden/garage/pool claims.
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 morainic hills south of Lake Garda. Lake Garda is within about 10 km, with the southern shore at Peschiera del Garda and Desenzano del Garda the nearest larger centres with rail links, marinas, services and lakefront historic cores. The Mincio river starts at Peschiera and its plain opens immediately to the south-west. The southern end of the lake is known for vineyards, mixed farmland and the chain of glacial ridges left by the Garda moraine amphitheatre. Sirmione is nearby on the lake and is known for its historic peninsula and thermal waters. This part of the southern Garda area is one of the main Lugana wine zones.