San Giovanni Ilarione - 3 locali 35000 T338
Proponiamo in vendita un appartamento già locato, perfetto per chi desidera un investimento con rendita immediata. L'immobile è composto da due camere da letto ed è attualmente affittato con un canone di €350 al mese. Il contratto di locazione è in scadenza a fine anno, offrendo al futuro proprietario la possibilità…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €35,000 (€289/m²), the asking price is below the local benchmark, and the €350/month rent implies a strong gross yield of about 12% before costs. However, allowing roughly €200/m² for a habitable property brings the effective cost to about €488/m², above comparable levels; the listing also calls it an apartment while the facts classify it as a villa.
More on the house and the area
This is a genuine, usable two-bedroom home with a sunny hillside setting and a broad green valley view, plus a modest garden/outdoor area. The house is habitable rather than a shell, but its dated finishes, clutter, and visible exterior wear keep it well below dream-home territory. At €35,000 for 121 sqm, the combination of livability and scenery is a compelling bargain.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €14,000
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.
- Currently rented at €350/month, with personal use apparently possible only after the lease ends.
- Interiors are functional and furnished but distinctly dated, cluttered, and likely need cosmetic upgrading.
- Visible exterior peeling, exposed masonry, aging shutters, and worn courtyard surfaces suggest ongoing maintenance needs.
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 lies in the eastern Lessini, with low Prealpine ridges and wooded valleys around San Giovanni Ilarione. The Alpone valley is the main local valley system here, and the area is known for old volcanic terrain and fossil sites around Bolca in the same part of the Lessini. The nearest larger town is San Bonifacio, which has the usual rail and road services on the Verona–Vicenza corridor. Verona is the nearest major city for higher-level services and airport access.