Terratetto plurifamiliare in Breno
A Breno, in una posizione comoda ai principali servizi, proponiamo in vendita una caratteristica casa semindipendente disposta su due livelli, ideale per chi è alla ricerca di una soluzione dagli spazi generosi e dal fascino autentico. Al piano terra troviamo due ampie cantine con suggestive volte in pietra, perfette…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €69,000 for 72 sqm, the asking price is €958/sqm; assuming ~€250/sqm to refresh a merely habitable 1970 townhouse, the effective cost is about €1,208/sqm. That is far above this stock baseline of €406/sqm in Lombardia, so despite 20 photos and useful extras (garage, cellar, heating), this looks ordinary-to-weak on price rather than a bargain.
More on the house and the area
This is a real, usable home: tidy kitchen and bathroom, furnished bedrooms, heating, and no signs of major disrepair. The wow comes mainly from the authentic stone exterior and the promise of vaulted cellars below, while the main interiors are plain and dated rather than dreamily beautiful. At €69k, it feels solid value for a livable character property with room to improve.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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 – €10,000
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.
- Interiors are clean and habitable but quite dated in finishes and style.
- Balconies look inward rather than offering an open scenic view.
- The most characterful spaces mentioned are the stone-vaulted cellars, not the main living rooms.
- Access to the home is via an external stair/balcony arrangement.
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 78/100The cluster is in Val Camonica, with the Adamello and eastern Lombard Alps around the valley. The Oglio runs through the valley floor here. Breno has a medieval castle above the town, and Capo di Ponte a short distance away is part of the UNESCO Rock Drawings in Valcamonica site. Boario Terme is the nearest larger centre in the valley, with rail service and town facilities. The nearest ski area is Borno, roughly a 25 minute drive, with larger lifts at Montecampione and the Aprica area farther up the wider mountain arc. Val Camonica is known for its prehistoric rock engravings and for an alpine valley landscape of steep wooded slopes, side valleys and small historic settlements.