Appartamento in bifamiliare immersa nel verde
Proponiamo in vendita, in una tranquilla strada a fondo chiuso, immersa nel verde ma a pochi passi dal centro del paese, ampia porzione di bifamiliare, ideale per chi desidera vivere in un contesto riservato senza rinunciare alla comodità dei principali servizi. L'abitazione si sviluppa prevalentemente su due livelli…
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
At €79,000 for 170 sqm, the ask is about €465/sqm, slightly above the local cheap-stock baseline of €408/sqm; with a needs-renovation estimate of ~€700/sqm, the effective cost rises to roughly €1,165/sqm, so it is not a discount buy. The main dwelling appears habitable as a house, but much of the appeal comes from potential rather than current value, and the detached 150 sqm magazzino should not be treated as equivalent living space.
More on the house and the area
This has real rustic charm: dark beams, arched brick openings, a fireplace, vine-covered exterior and open mountain views give it genuine personality. It is not a shell and looks structurally like a real house with floors, windows and heating, but it needs significant refreshing and some repair work before it feels comfortably livable. The big bonus is the amount of space and the low price for a house with character and a green setting.
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€34,000 – €60,000
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.
Show more
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.
- Needs clear renovation and updating throughout
- Overgrown exterior reduces immediate appeal
- Some ancillary spaces show wear and possible roof/moisture issues
- Only one bathroom shown and kitchen is not really usable as-is
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 Val Gandino, with the Bergamasque Prealps immediately around it. The River Serio runs down the main valley a short distance west, and Lake Endine is within about 15 km to the southeast. The area lies near Parco delle Orobie Bergamasche, which covers much of the high mountain ground north of the valley. The nearest ski terrain is on Monte Pora above the upper Val Seriana, roughly an hour by road, and at Colere in the Scalve area at a similar drive. Clusone is the nearest town of size, with a substantial historic centre and services; Bergamo is the main city for daily needs beyond that. Gandino is known locally for textile history and for Mais Spinato di Gandino, a traditional local maize variety.