Villetta singola in costruzione
Villetta singola con autorimessa di pertinenza inserita in un contesto residenziale di nuova edificazione, allo stato di rustico/cantiere sita in Cenate Sotto (BG) Via Don Pietro Brignoli. Attualmente gli immobili sono identificati, correttamente, in banca dati dell’Agenzia delle Entrate sezione Territorio della…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction listing ('Immobile all'asta') and the house is not renovated but an F/3 unit under construction/rustico, so it triggers a veto. At €99,000 for 190 sqm the ask is €521/sqm, but with major completion works (~€1,100/sqm) the effective cost is far above the €432/sqm baseline.
More on the house and the area
There is some promise here: a bright modern volume, striking white exposed roof structure, and a modest hillside/borgo outlook. But this is clearly an unfinished shell in a live building site, with raw interiors and no usable kitchen or bathrooms, so it is a project rather than a home today. At the price and size it has value, but the wow is capped hard by condition.
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€75,000 – €111,000
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.
- Still a construction site / rustico, not habitable yet
- No finished bathrooms or kitchen are shown
- Likely significant completion costs and permits/checks needed
- Auction sale with buyer due diligence required
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 68/100The area sits on the first hills east of Bergamo, at the edge of the plain and below the Bergamasque Prealps. Lake Endine and Lake Iseo are both within roughly 15 km, and the Oglio valley begins to the east. Bergamo is the nearest city of size, with a large historic upper town, rail connections and the main services of the province. This part of the Bergamo hills is known for vineyards, mixed farming and scattered historic villas in a belt of villages between the city and the prealpine valleys.