Casa indipendente
Lago Iseo, nella frazione montana di Grignaghe a 900 m s. l. m, a 9 km dal lungo lago di Pisogne, un' antica casa nobiliare di mq 200, ha mantenuto tutto il fascino del passato. Al piano terra magnifiche cantine a involto, dalle dimensioni generose, trasformabili in taverne con camino, affacciate alla bella piazza della parrocchiale, collegate direttamente con la...
What it really costs
See what needs doing and what each job costs
At €39,900 for 200 sqm, the asking price is just €200/sqm versus a low-stock baseline of €538/sqm in Lombardia country houses; even adding an estimated €700/sqm renovation, the effective cost is about €900/sqm, still plausible for a large historic house. Positives are the very low entry price, 28 photos, and proximity to Lake Iseo (9 km), while the mountain hamlet setting at 900 m suggests renovation/logistics and limits top-end demand.
More on the house and the area
This has real old-house atmosphere: a noble village house with vaulted cellars, a fireplace, timber ceilings and a rustic mountain-borgo setting near Lake Iseo. It is not a ruin and appears structurally roofed and furnished, but the living spaces are worn and outdated, with damp visible in the lower rooms, so it feels like a usable house that still needs proper renovation.
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€40,000 – €70,000
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.
- Interiors are habitable but very dated and need significant modernization.
- Some lower/vaulted spaces show visible damp and peeling plaster.
- Photos do not show any bathrooms clearly, so practical condition is uncertain.
- Mountain hamlet location at 900 m may mean more isolated year-round living.
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 76/100Lake Iseo is at the town, with the upper lake enclosed by steep prealpine slopes. The eastern end of the Val Camonica opens here, and the Bergamasque Alps and the Adamello-area mountains frame the wider surroundings. The Oglio river enters and leaves the lake here. Ski lifts at Montecampione are the nearest substantial ones, reached by road in roughly 30–40 minutes, with the larger Tonale area much farther up Val Camonica. Lovere is the nearest town of note on the lake, and Brescia is the nearest larger city for full services. The area is known for the lake shore, boating, and as the gateway between Lake Iseo and Val Camonica.