Porzione cielo-terra da ristrutturare
Valle del Lujo, nel pieno centro storico della frazione di Vall'Alta, con ogni comodità e servizio nelle immediate vicinanze, proponiamo ampia porzione cielo-terra completamente da ristrutturare. L'immobile è disposto su tre livelli, ciascuno di circa 45 mq oltre a loggiato/terrazzo. L'indirizzo dell'immobile è indicativo.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €39,000 for 183 sqm, the ask is just €213/sqm versus a low-stock baseline of €405/sqm, and it is in the historic center with terrace/loggiato. The description says 'completamente da ristrutturare', so I priced it as a full restoration at about €1,100/sqm; even with that heavy works assumption, the entry price is very low for the size.
More on the house and the area
The mountain-village setting, church tower, big covered loggia and old beams give it some real atmosphere. But this is a large village house that needs substantial renovation, with very basic dated interiors and semi-finished open spaces rather than a ready-to-live dream home. At €39k for 183 sqm it has strong project value, more than instant wow.
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€73,000 – €107,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Completely to renovate; not move-in ready.
- Interiors shown are sparse/basic and likely need full updating.
- Only one bathroom listed for a large 183 sqm house.
- Courtyard/garden is small and shared-looking rather than private.
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.