Casa nel bosco da ristrutturare a san giovanni di Polaveno
A Polveno, in zona San Giovanni, Via Faito, proponiamo una tipica casetta nel bosco immersa nella natura, un luogo dove staccare davvero e respirare quiete. L'immobile è disposto su due livelli ed è circondato da 2.670 mq di proprietà e castagneto, ideale per chi cerca una soluzione in grado di offrire privacy,…
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 €49,000 for 105 sqm, the shell price is €467/sqm, but with a realistic renovation allowance of about €700/sqm the effective cost is roughly €1,167/sqm, far above the low-stock baseline of €383/sqm. More importantly, the description repeatedly markets it as a woodland retreat/refuge with chestnut grove rather than a normal dwelling, so there is a serious usability/legal-risk signal despite the attractive setting near Lake Iseo.
More on the house and the area
This has genuine storybook appeal as a little house in the woods, with a big chestnut grove and simple rustic character from the timber roof and stone details. The good news is it is a real roofed, floored house with water and electricity, not a ruin; the bad news is that the interiors and bathroom are still rough and need meaningful renovation to become truly livable. At the price, the nature setting adds strong dream value, but it is more a charming project than an instant dream home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€21,000 – €37,000
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.
- Needs real renovation before comfortable full-time living
- Interiors are very basic/partly stripped despite roof, floors and utilities
- Woodland setting is private but quite shaded and potentially damp
- AI-staged images may overstate the finished look
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 68/100The cluster is in the lower Val Trompia at the start of the Brescian Prealps, with wooded slopes and mid-altitude ridges rising immediately around the built-up area. Lake Iseo lies within about 15 km to the west, with the eastern shore reached around Sulzano and Sale Marasino. The area is close to the Colle di San Zeno road into the mountains above Val Trompia; the nearest ski area is Maniva, well beyond the 15 km radius and roughly an hour or more by road. The nearest larger city is Brescia, which provides the full range of urban services, rail links and hospitals. Nearby Gardone Val Trompia is known for the long-established firearms industry of the valley, and Franciacorta begins on the plain and morainic hills southwest of the lake.