Terratetto plurifamiliare in Fonteno
NUMERO PROCEDURA E DATA ASTA 382024BG.221026 INDIRIZZO Via Campello 21, Fonteno, Bergamo DESCRIZIONE Abitazione ai piani seminterrato, rialzato e primo, composta al piano seminterrato da portico e due cantine, al piano rialzato da tre camere da letto e corridoio, al piano primo da disimpegno. Abitazione ai piani…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly a judicial auction ('DATA ASTA', 'aste immobiliari'), which is an automatic veto for this catalog despite the very low asking price of €21,722 for 350 sqm (€62/sqm) versus a €406/sqm baseline. The description also suggests a complex multi-unit layout and only partial habitability details, but the auction status alone drives the trap verdict.
More on the house and the area
This has real old-stone village character, a striking mountain-lake setting feel, and some genuinely atmospheric spaces like the covered terrace and vaulted stone rooms. But it is not a polished move-in home: parts are rough, partly unfinished and visibly tired, so the dream here is a big, characterful project-house rather than an easy turnkey bargain. At the price, the size and scenery create a strong bargain effect, but livability looks mixed.
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€23,000 – €39,000
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.
- Several rooms look unfinished or very rough despite the listing calling it habitable.
- There are visible signs of wear/moisture and some roof or ceiling issues.
- Bathroom provision appears limited/awkward, with one service in a separate courtyard building.
- Auction sale: practical/legal due diligence is especially important.
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 82/100The area is on the hills above Lake Iseo, with the lake immediately below and the western end of the Val Cavallina nearby. The Bergamo Prealps rise around the lake, with Monte Isola in the centre of Lake Iseo within the local landscape. The lake shore and inland slopes fall within the Parco Locale di Interesse Sovracomunale Alto Sebino. The nearest substantial town is Lovere on the lake, with a historic centre, lakefront services and boat connections across Lake Iseo. Pisogne is also nearby at the north-eastern end of the lake, where the valley routes open toward the upper Camonica area. The area is known for olive groves on the milder slopes above the lake and for lake tourism.