Lumezzane (BS) Loc. Poffe – Casa singola con terreno
Immersa nella tranquillità della suggestiva località Poffe, proponiamo in vendita casa singola disposta su due livelli, ideale per chi desidera una seconda casa dove rilassarsi a contatto con la natura. L’abitazione è composta al piano terra da un’accogliente zona giorno impreziosita da camino e stufa a pellet,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €59,000 for 90 sqm, the ask is €656/sqm; assuming ~€250/sqm to refresh a merely habitable mountain home, the effective cost is about €906/sqm, well above the local baseline of €430/sqm. Good photo coverage and no legal red flags, but the listing itself frames it mainly as a second-home retreat in a remote mountain setting, which limits value for this buyer profile.
More on the house and the area
This is a genuine, usable house in a lush mountain setting, with a neat exterior, big private land and pleasant vine-covered outdoor space. Inside it looks fully habitable with fireplaces, wood ceilings and solid everyday livability, but the finish is basic and dated rather than dreamily beautiful. The wow comes more from the peaceful green setting and bargain liveability than from standout historic character or dramatic views.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€8,000 – €12,000
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.
- Interior is simple and dated rather than stylish.
- No real long-distance view is shown in the photos.
- Mountain setting feels secluded and may suit weekends/second-home use more than everyday convenience.
- Outdoor areas are practical but somewhat fenced and utilitarian in places.
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 58/100The cluster is in the Val Trompia, with the pre-Alps immediately around it and the ridge of Monte Guglielmo within the surrounding mountain system. The Mella river runs down the valley toward Brescia. Lake Garda and Lake Iseo are outside the 15 km landscape and do not define the immediate setting. Brescia is the nearest city of size, with full services, rail connections and major historic monuments. The area is known above all for its long metalworking and firearms industry rather than for a protected natural or historic landscape.