Casa tc in vendita a Sellero - bre420/t711
Sellero - Via Gianfranco Camadini 3 A Sellero, in posizione tranquilla e soleggiata, con una splendida vista aperta sulla Media Valle Camonica, proponiamo affascinante casa terra-cielo disposta su quattro livelli e libera su tre lati, caratterizzata da ampie metrature e da un notevole potenziale. L'immobile necessita…
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 284 sqm, the ask is only €278/sqm, but with a realistic renovation budget of about €650/sqm the effective cost rises to roughly €928/sqm, well above the local low-stock baseline of €407/sqm. Positives are the recently redone insulated roof, 36 photos, panoramic setting, and large size; however much of the area includes cantine and a ripostiglio attic, so not all 284 sqm is clearly prime living space.
More on the house and the area
This is a substantial, authentic stone village house with a very pretty mountain-Valle Camonica setting, sunny exposure, and a fresh-looking roof already done. The big plus is that it is clearly a real, usable home now—not a shell—with kitchen, bathrooms, finished bedrooms and solid circulation, even if the interiors are simple and need modernization. The wow comes more from the alpine borgo setting, scale, and bargain price than from glamorous interiors.
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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€56,000 – €100,000
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.
- Interiors are plain and dated rather than beautiful.
- It needs a real overall refresh/riqualificazione despite the sound appearance.
- Outdoor space is small and mostly shared village-context rather than private garden living.
- No photo-proven standout historic interiors despite the characterful stone structure.
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 74/100Sellero is in Val Camonica with the Adamello range close by. The Oglio runs down the valley. The area is tied to the Adamello Regional Park on the western side of the valley, with high alpine ground, side valleys and access toward the Adamello massif. The nearest ski area is at Ponte di Legno-Tonale, roughly an hour's drive up the valley. Edolo is the nearest larger centre up-valley, with rail links and everyday services, and Darfo Boario Terme is the larger service town down-valley. Capo di Ponte, a few kilometres away, is part of the Valcamonica Rock Drawings UNESCO site. The valley is known for prehistoric rock art, hydroelectric works and alpine hiking.