Casa indipendente
A Tiarno di Sopra proponiamo in vendita un sottotetto di circa 50 mq, situato al terzo piano di una porzione di casa con una stupenda vista montana a pochi minuti dal lago di Ledro. L'immobile presenta un'altezza minima di 2,50 m e massima di 3,60 m, caratteristiche che lo rendono particolarmente interessante per un recupero abitativo con la possibilità di...
What it really costs
See what needs doing and what each job costs
The listing is for a 50–58 sqm attic (sottotetto) with only a possibility of "recupero abitativo," so it is not presented as an existing legal dwelling today. At €53,000 plus a heavy restoration/conversion estimate of about €1,100/sqm, the effective cost is roughly €2,014/sqm, far above the weak baseline of €799/sqm.
More on the house and the area
The mountain setting near Lake Ledro sounds appealing, and the exposed timber roof gives the space some rustic character. But the photos show a bare attic shell with unfinished walls, no finished rooms, kitchen or bathroom, so this is a full conversion project rather than a home you could live in now.
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€23,000 – €34,000
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.
- Raw attic shell, not currently habitable
- Full conversion/fit-out needed despite roof structure being present
- Only interior attic photos shown; exterior and exact access/livability are unclear
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 cluster is in the Ledro valley in the mountains above the north-west side of Lake Garda. Lake Ledro is within the valley, and Lake Garda is just over the ridge at Riva del Garda. Much of the surroundings falls within the Parco Naturale Locale del Monte Baldo and the wider mountain area around Tremalzo and the Garda prealps. The nearest ski lifts are the small facilities at Bolbeno or Polsa-San Valentino, both roughly about an hour by road; this is not a ski-base location. Riva del Garda is the nearest town of size, with full services, a lakeside centre and road connections down the Garda shore and north toward Rovereto and Trento. The area is known for mountain lakes, forested slopes, hiking and cycling routes, and the Bronze Age pile-dwelling site on Lake Ledro, part of the UNESCO Prehistoric Pile Dwellings around the Alps.