Nel cuore della valle imagna
L'immobile è attualmente suddiviso in 4 unità immobiliari indipendenti, oltre a un sottotetto comune. Il tetto è stato recentemente rifatto completamente, rappresentando un importante valore aggiunto. La proprietà è così composta: • Piano terra: appartamento di circa 80 mq, composto da tre locali, vano scala e…
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 €79,000 for 301 sqm, the asking price is just €262/sqm, but with a realistic 'needs renovation' budget of about €700/sqm the effective cost rises to roughly €962/sqm. That is far above this catalog's Lombardia palazzo baseline of €167/sqm, but the very large building, recently redone roof, 4 independent units, garden and panoramic terrace make it a still-interesting project rather than a bargain.
More on the house and the area
This is a real, usable house rather than a shell, with solid interiors, bathrooms, heating, a redone roof and several independent units. The big asset is the mountain-valley outlook from the windows and terrace, plus a private garden and a huge amount of space for the price. It is not a postcard-pretty palazzo, but it has genuine live-in potential and strong lifestyle value after updating.
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€60,000 – €106,000
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.
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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.
- Exterior is plain rather than romantic or historic.
- Interiors are dated and will need renovation/refreshing.
- Terrace and garden need upgrading to feel truly special.
- Village setting is close to road and church, so privacy may be limited.
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 68/100The cluster sits in the Valle Imagna in the Bergamasque Prealps. The Imagna valley and the slopes of Monte Resegone are within the local landscape, with wooded ridges and scattered hamlets. The Brembo river valley is nearby to the east. The nearest ski lifts are the small Piani di Bobbio area above Barzio, roughly an hour’s drive depending on the exact hamlet. Bergamo is the nearest city of size, with the Città Alta, major services and rail connections. The area is known for its thermal springs and for stone villages and rural valleys of the Bergamo foothills.