Due immobili indipendenti con corte privata e box
UN OASI DI PACE E TRANQUILLITÀ A 10 MINUTI DAI SERVIZI Binzago (Agnosine) - Valle Sabbia (BS) Superficie complessiva: circa 260 mq Se stai cercando pace, privacy e ampi spazi, questa proprietà situata a Binzago, caratteristica e tranquilla frazione di Agnosine, è la soluzione ideale. Immersa nel verde e nel silenzio…
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 €80,000, the estimated renovation-adjusted cost is about €318,000, or €935/m², well above the local €406/m² benchmark despite the low asking price. One unit is nearly habitable, but the second is fully to renovate; the advertised 260 m² also conflicts with the stated 340 m², while the remote hamlet setting and large storage areas add uncertainty.
More on the house and the area
This is a substantial mountain-village property with a sunny yellow house, balcony, private courtyard/garden space, and appealing Valle Sabbia views. It feels like a real home rather than a ruin, but the overall wow is reduced because one of the two units is a major renovation project and the exteriors are quite utilitarian.
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€67,000 – €119,000
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.
- The property is mixed-condition: one unit is reportedly usable with updating, while the second is completely unfinished and requires renovation.
- Exterior finishes, paving, and parts of the older building look dated and weathered.
- The gallery does not show interiors, so kitchens, bathrooms, utilities, and actual habitability should be verified.
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 61/100The cluster is in the Valle Sabbia, with the pre-Alps of the Brescian area immediately around it and the ridge of Monte Budellone above the village. Lake Garda is not within the 15 km radius, but the inland basin of Lake Idro is nearby and is the main water landscape of this part of upper Valle Sabbia. The area is tied to the mountain valleys between Brescia and Trentino, with chestnut and mixed woodland on the slopes and small industrial settlements on the valley floor. The nearest larger town is Brescia, which provides the full range of services, rail connections and major monuments. This part of the province is known for metalworking and for access to the valleys leading toward Lake Idro and the Giudicarie.