Casa indipendente in Via Valvestino
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
See what needs doing and what each job costs
This 75 sqm country house is listed at €80,000 (€1,067/sqm); assuming a full restore for a 'rustico' at about €1,100/sqm, the effective cost is roughly €2,167/sqm. That is far above the local baseline of €576/sqm, though Gargnano/Lake Garda and the independent rustic setting add some appeal.
More on the house and the area
This has real rustic charm: a standalone little house hidden in the woods, with a tiled roof, vaulted lower room, fireplace and timber roof upstairs. It looks structurally like a real house rather than a ruin, but the interiors are sparse, dated and somewhat cave-like, so it feels more like a simple retreat than an immediately dreamy live-in home. The private forest setting is evocative, yet the lack of open views keeps the wow at the lower end of the charming band.
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.
- Very isolated woodland setting with limited openness and likely tricky access.
- Interiors are basic and dated, needing real refreshing to feel comfortable for full-time living.
- Only one bathroom and very compact layout.
- No clear panoramic lake/valley view proved in the photos.
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.