APPARTAMENTO A Pisogne (BS) - Località Siniga
L'appartamento si trova al piano seminterrato di un fabbricato che comprende tre unità abitative, in una zona montana a circa 720 metri di altitudine. È composto da due camere, un soggiorno, una cucina e un bagno. Si affaccia su una corte esclusiva in forte pendenza e si gode di una bella vista sul lago d'Iseo sia…
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 an execution procedure/auction listing ('IMMOBILE IN PROCEDURA ESECUTIVA'), which is a veto red flag and forces a trap score. The ad also says images may be only indicative and not of the property, so despite a nominal effective cost of about €780/m² (€66,656 + ~€23,000 renovation over 115 m²) versus a €430/m² baseline, the listing data is too unreliable for a normal deal assessment.
More on the house and the area
The real wow here is the elevated lake-and-mountain panorama over Lake Iseo, with a dramatic hillside setting that feels very scenic and secluded. Condition looks basically habitable rather than ruined, but the visible exterior needs maintenance and the semi-basement position is less romantic than the views suggest. This is a usable home with strong location appeal, not a polished dream house yet.
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€8,000 – €13,000
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.
- Semi-basement apartment rather than a standalone villa
- Exterior shows damp/peeling render and neglected outdoor areas
- Steep sloping plot and pedestrian access via external stairs on neighboring land
- Auction sale; listing images may be partly indicative and need verification
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 76/100Lake Iseo is at the town, with the upper lake enclosed by steep prealpine slopes. The eastern end of the Val Camonica opens here, and the Bergamasque Alps and the Adamello-area mountains frame the wider surroundings. The Oglio river enters and leaves the lake here. Ski lifts at Montecampione are the nearest substantial ones, reached by road in roughly 30–40 minutes, with the larger Tonale area much farther up Val Camonica. Lovere is the nearest town of note on the lake, and Brescia is the nearest larger city for full services. The area is known for the lake shore, boating, and as the gateway between Lake Iseo and Val Camonica.