Terratetto unifamiliare in Tignale
Blu Benaco Immobiliare propone in vendita una caratteristica soluzione cielo-terra situata nel suggestivo borgo di Oldesio, frazione del comune di Tignale. Inserita nel cuore del centro storico, questa proprietà rappresenta un'interessante opportunità per chi desidera realizzare una casa personalizzata sul Lago di…
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 €70,000 for 97 sqm, the ask is €722/sqm; with a realistic renovation budget of about €900/sqm for a house with a feasibility study but clearly to be reworked, the effective cost is about €1,622/sqm. That is far above this catalog baseline of €406/sqm, but the listing gains points for Lake Garda, historic-center setting, panoramic/lake view, and strong documentation/photos with no legal-use red flags.
More on the house and the area
The lake glimpse from the upper rooms is the real wow here, and the setting in a historic borgo has genuine atmosphere. This is a real house rather than a shell, with floors, rooms and a bathroom in place, but it needs substantial renovation before it feels comfortable or beautiful to live in. Dream value comes more from the Garda location and potential than from the house in its current state.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €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.
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.
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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 full internal renovation and modernization
- Visible peeling paint and dated finishes suggest moisture/maintenance issues
- Kitchen is incomplete and not currently functional
- Outdoor space is small and shared/courtyard-like rather than private panoramic terrace
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 88/100The cluster is on the western side of Lake Garda, with steep slopes dropping toward the lake and the Garda Bresciano relief immediately behind. Alto Garda Bresciano Regional Park covers this side of the lake. Tignale sits above the lakeshore road rather than on the waterline, with broad lake views and a landscape of olive groves, terraces and mountain hamlets. The nearest larger centre with daily services is Gargnano on the lake and then Salò farther south. The area is known for the combination of prealpine mountain terrain and the upper Lake Garda shore.