Casa Semindipendente in vendita a Gianico
Vendesi porzione di fabbricato cielo terra a Gianico (BS) - Valle Camonica – nelle immediate vicinanze di Darfo Boario Terme, Pian Camuno, Pisogne, Costa Volpino, Lovere, Castro ed a circa 45 km dalle città di Bergamo e Brescia, capitale della cultura 2023.Nel cuore del centro storico di Gianico proponiamo in vendita…
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 €50,000 for 101 sqm, the asking price is €495/sqm, but the description says completely to restore, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,595/sqm. That is far above the low-stock baseline of €409/sqm for Lombardia townhouses, though the historic-center setting near Boario Terme and Lake Iseo supports some value.
More on the house and the area
This has genuine old-house character thanks to the vaulted kitchen/dining room, plus a pleasant mountain view from the upper level. It is a real house rather than a shell, with usable rooms, floors, bathroom and heating, but it feels dated and needs substantial renovation to become truly attractive for everyday living. At €50k for 101 sqm, the price helps the appeal.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€40,000 – €59,000
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 real renovation and updating throughout
- Top-floor attic is raw/unfinished, not yet living space
- Exterior stairs/balconies show wear and peeling
- Only modest village setting rather than a dramatic standalone house
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 67/100The cluster sits in Val Camonica at the foot of the Bergamo Alps, with the lower slopes of Monte Altissimo and the upland around Montecampione close above the village. The river Oglio runs down the valley floor nearby. The nearest ski lifts are at Montecampione, reached by the mountain road in roughly 20–30 minutes. Darfo Boario Terme is the nearest larger town, with rail access, thermal facilities and the main services of the lower valley. Lake Iseo is just south of the valley mouth and is within the wider local area, but not at the doorstep of the village. Val Camonica is known for its long alpine valley landscape and for the prehistoric rock engravings further up the valley, a UNESCO World Heritage site.