Terratetto unifamiliare in Gargnano
Blu Benaco Immobiliare propone in vendita un caratteristico rustico indipendente immerso nella tranquillità della natura, circondato da un ampio terreno boschivo di proprietà. Una soluzione autentica e ricca di fascino, ideale per chi desidera un rifugio lontano dal caos, dove vivere a stretto contatto con il paesaggio…
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
The description points to a rustic retreat in woodland with an external bathroom and only 60 sqm of internal space, which is far from clearly a normal habitable dwelling; that legal/functional uncertainty is a major veto risk. With full restoration at about €1,100/m², the effective cost is roughly €162,500 total (~€2,167/m²), massively above the low Lombardia townhouse baseline of €405/m².
More on the house and the area
A very atmospheric little forest hideaway, with a tile roof, vaulted rustic room, fireplace and a huge amount of private woodland giving it real retreat appeal. It is a real standing house rather than a ruin, but the interiors are sparse and dated, with an external bathroom and clear need for renovation before it feels properly livable. The terrace and secluded setting add charm, though the outlook is mostly trees rather than a big open view.
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€30,000 – €44,000
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 and updating before comfortable full-time use
- Bathroom appears external and basic
- Woodland setting means limited light and heavy vegetation maintenance
- Private access/isolated position may be inconvenient
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 88/100Lake Garda is at the door, on the west shore. The hills of the Alto Garda Bresciano rise immediately behind the lakeside settlements, and Parco Alto Garda Bresciano covers the mountain hinterland above the lake. Toscolano-Maderno is one of the ferry points on the western side of Garda, and Salò is the nearest larger town with a full lakeside centre, shops and services. This stretch of the lake is known for olive groves, steep inland valleys and historic lakeside villas and gardens.