Villa unifamiliare in Schilpario
A Pradella, caratteristica frazione di Schilpario, in posizione soleggiata e panoramica, proponiamo in vendita una porzione di casa terra-cielo da ristrutturare, circondata dal verde e ricca di potenzialità. L’immobile si distingue per gli ampi spazi e comprende ben tre appartamenti da ristrutturare, oltre al…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
The description clearly says the property is 'da ristrutturare' with three apartments to renovate, so I treated it as a substantial renovation project at about €900/m². That gives an effective cost around €1,130/m² (€57,000 + renovation on 248 m²), which is well above the very low local baseline of €421/m², but the huge size, panoramic mountain setting, private garden, and multi-unit potential keep it in the good range rather than weak.
More on the house and the area
The mountain setting is the real draw here: green surroundings, sunny exposure and genuine balcony views give it liveable Alpine appeal. This is not a ruin at all—there are kitchens, bathrooms, floors and usable rooms—but it is clearly a tired, dated house that needs substantial renovation to feel beautiful and comfortable. At this price for 248 sqm with garden and views, the value helps the dream.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€49,000 – €87,000
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.
- Needs significant updating across all three apartments
- Some visible ceiling/plaster wear and dated finishes
- Exterior is plain rather than particularly charming
- Likely a multi-unit reconfiguration project if you want one polished home
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 78/100The cluster sits in the Orobie Alps at the head of Val di Scalve. The Dezzo stream runs down the valley. Schilpario is on the edge of the Parco delle Orobie Bergamasche. Cross-country skiing is based in Schilpario itself at the Centro Fondo, and the nearest downhill skiing is at Colere on the Presolana side, roughly 15 km away by road. The nearest larger centre is Darfo Boario Terme in Val Camonica, with rail access, thermal facilities and full services. The area is known for alpine pasture, forest, iron-mining history and access to high Orobie passes and peaks.