Casa indipendente in Via Porto 39
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
See what needs doing and what each job costs
At €70,000 for 97 sqm, the asking price is €722/sqm; assuming a renovation-level cost of about €700/sqm, the effective cost is roughly €1,422/sqm versus a low-stock baseline of €575/sqm. The score is supported by 41 photos and strong location signals in a historic hamlet on Lake Garda, but it looks more like a solid renovation project than a deep-discount bargain.
More on the house and the area
This has real dream value thanks to its old-borgo setting above Lake Garda and the genuine lake view from the upper rooms. The house is a proper, roofed, floored home with bathroom and usable volumes, but interiors are tired and dated, with clear peeling finishes and a need for renovation before it feels attractive to live in. At €70k, the view and location create strong appeal even though the house itself is only moderately beautiful today.
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€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.
- Interior needs substantial cosmetic renovation
- Visible peeling paint and dated kitchen/bathroom
- Courtyard/entrance space is plain rather than scenic
- Lake view appears partial from upper rooms, not panoramic from the whole house
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.