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'ottima opportunità per chi desidera realizzare una casa personalizzata sul Lago di Garda…
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 €95,000 for 91 sqm, the ask is about €1,044/sqm; with a typical renovation budget of ~€700/sqm, the effective cost is roughly €1,744/sqm. That is far above this catalog's Lombardia townhouse baseline of €406/sqm, but the listing is in Tignale on Lake Garda and in a historic borgo, with 35 photos and a coherent description, which supports a still-decent score for a potentially attractive lifestyle/project purchase.
More on the house and the area
This has authentic old-borgo character, with a big rustic fireplace, timber ceilings and a simple village setting near Lake Garda. It is a real house rather than a ruin, with floors, rooms and roof in place, but it is clearly not move-in ready and needs substantial renovation to become a comfortable home. The charm is genuine, but the wow is limited by the plain exterior and lack of views or outdoor lifestyle appeal.
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€18,000 – €32,000
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 full renovation before comfortable living
- Bathroom appears external and basic
- No real view, terrace, or private outdoor space shown
- Some visible wear/cracking and very dated interiors
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.