Casa indipendente in Via Leone XIII 11
Nel caratteristico borgo di Orezzo, in posizione tranquilla, soleggiata e nel verde, proponiamo in vendita una casa indipendente disposta su più livelli, ideale per chi desidera privacy, spazi esterni e la tranquillità della montagna. L'immobile si sviluppa su più piani ed è così composto: Piano terra: ampio portico…
What it really costs
See what needs doing and what each job costs
The description reads as a livable independent mountain house, so I estimate light refresh/habitable costs at about €200/m²; effective price is therefore about €108,200, or ~€1,127/m². That is far above the local stock baseline of €579/m², and while the house has garage, cellar, garden and a quiet sunny setting, the numbers still look weak rather than cheap.
More on the house and the area
The setting has real dream value: a green garden, mountain light, and an open valley view with the church bell tower giving it a classic Italian borgo feel. At this price and size it looks like a genuine livable home rather than just a ruin-project, but the wow depends on whether the interiors match the exterior setting and are reasonably habitable.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€6,000 – €11,000
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 condition is not proven from this image alone
- Likely an older multi-level house that may need updating
- Mountain-borgo access and parking practicality should be checked
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 62/100The cluster is in the lower Val Seriana, with the Bergamasque Prealps rising immediately around the valley. The Serio river runs through the valley floor. Parco delle Orobie Bergamasche begins farther up the valley and is not on the doorstep here, but the Orobie peaks form the mountain backdrop of daily life. The nearest ski lifts are in the upper Val Seriana around Spiazzi di Gromo and Lizzola, roughly 40–60 minutes by road depending on conditions. Bergamo is the nearest city of size, with the walled Città Alta, main rail links and airport services in the wider urban area. The area is known for its industrial valley settlements mixed with older hillside hamlets and for access into the Seriana valley toward the Orobie.