Villa unifamiliare in Monte Isola
MONTE ISOLA. FRAZIONE DI SIVIANO. Nel suggestivo centro storico di Siviano, a pochi passi dai caratteristici vicoli e dall'atmosfera senza tempo di Monte Isola, proponiamo una piccola villetta indipendente con giardino esclusivo, una rara opportunità per chi desidera vivere o investire in uno dei borghi più…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Independent villa with private garden in Siviano historic center on Monte Isola, a car-free, highly desirable Lake Iseo location. Price of \u20ac1150/m2 is ~2.8x the regional median (\u20ac416/m2), but that baseline is region-wide and not comparable to a premium lakefront island borgo, so the multiple is misleading rather than damning. Property needs full renovation (built 1968), so budget ~\u20ac1000/m2 for a complete redo; total ~\u20ac60k reno plus \u201869k purchase. Fresh listing (3 days), 8 photos, no condo fees, private garden add appeal. Missing energy class, room count, and sea/lake distance. Location scarcity supports value; fair deal for the right buyer seeking a restoration project.
More on the house and the area
Detached villetta on Monte Isola, the famous car-free island in Lake Iseo — a genuinely unusual and desirable location. Photos 2-3 show stunning turquoise lake and mountain views over terracotta rooftops, though these appear to be area/context shots rather than definitively the property's own outlook. The house itself is a modest, dated 1968 structure needing full renovation, with a private garden that is currently overgrown. Renders show the modest post-renovation potential. The car-free borgo setting and lake proximity carry the wow; the building alone is ordinary.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €21,000
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.
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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.
- Completely needs renovation
- Lake view is from the surrounding area/rooftops, not clearly from the property itself
- Small single-bath dwelling, only 60 sqm
- Some photos are 3D renders of proposed renovation, not actual condition
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 86/100Lake Iseo is at the foot of the settlement, with the eastern shore road and ferry connections on this stretch of the lake. Monte Guglielmo rises immediately above the lake on this side, in the Prealpi Bresciane. The area includes the Monte Isola sector of the lake, with the island reached by boat from the eastern shore. The Sebino peat bog reserve lies a short distance to the south near the southern end of the lake. The nearest larger town is Iseo, which has a full lakeside town centre, marina, rail connection toward Brescia and everyday services. Brescia is the nearest city of size for hospitals, higher education and the main rail network. The area is known for the lake landscape, olive growing on the milder slopes and Franciacorta wine farther south, though the wine zone is outside the immediate lakeside radius.