Casa indipendente con giardino nel cuore di Darfo B.T. (BS)
Nel cuore di Darfo Boario Terme, in una posizione centrale e inserita in un tranquillo contesto residenziale, proponiamo una casa indipendente completamente da ristrutturare, la soluzione perfetta per chi desidera dare vita a un'abitazione personalizzata in ogni dettaglio. La proprietà è circondata da un giardino…
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 184 sqm, the ask is €516/sqm, but the description says 'completamente da ristrutturare', so I use about €1,100/sqm renovation; effective cost is roughly €1,616/sqm. That is far above the low-stock baseline of €425/sqm for Lombardia villas, so despite the central position and private garden this looks weak on price.
More on the house and the area
This is a plain but appealing detached house with a real private garden and a striking mountain backdrop that gives it genuine lifestyle appeal. The structure looks like a solid, roofed, full house rather than a shell, but it is clearly dated and in need of a full renovation before it feels dream-worthy. The wow comes mainly from the independence, garden, and mountain setting, plus the low price for the size.
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€73,000 – €108,000
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.
- Completely needs renovation; not move-in ready
- Exterior and garden are tired and need substantial upgrading
- View is partly interrupted by neighboring houses and utility wires
- Only one bathroom currently shown in the listing facts
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 71/100The cluster is in the Val Camonica, with the mountains of the Bergamo Alps and the Adamello-Presanella side valleys closing the horizon. The Oglio runs through the valley floor here, and Lake Iseo is just south of the valley mouth. The Adamello Regional Park begins a short distance to the north-west in the upper valley. The nearest ski lifts are the Borno area on the east side of the valley, about 20 minutes by road, and Montecampione above the western side, about 30 minutes depending on access. Breno is the nearest historic valley town of some size, while Boario Terme itself has the spa district and the ordinary services of a small centre. Capo di Ponte, within the valley, is part of the UNESCO site of the Rock Drawings in Valcamonica. The area is known for its long Alpine valley landscape, hydrothermal spa tradition, and prehistoric rock art.