Casa bifamiliare in Via Cimavilla 38
Nel centro dell'abitato di Gianico, proponiamo in vendita porzione di casa terra/cielo disposta su tre livelli e composta da cantina e lavanderia al piano terra, soggiorno, cucinotto e camera al piano primo e altre due camere con il bagno al piano secondo. Completano la proprietà una porzione di cortile interno dove poter parcheggiare l'auto, un fienile su due livelli e...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €47,000 (€439/m²), the asking price is only slightly above the local €406/m² benchmark; allowing roughly €700/m² for likely modernization brings the effective cost to about €1,139/m². The listing offers a central three-level home with parking, cellar and garden, but does not state its condition, which makes the renovation risk significant.
More on the house and the area
This is a genuine, usable three-level home with a large garden/courtyard, mountain scenery and appealing rustic details such as stone walls, traditional shutters and a vaulted storage room. The living spaces are clean and furnished but old-fashioned rather than renovated, while the attached barn and cellar add character but also repair obligations. At €47,000, the combination of livable space, outdoor area and Alpine foothill setting is compelling.
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€21,000 – €37,000
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 fully usable but distinctly dated, with an old kitchen, bathroom and furnishings.
- Only one bathroom is shown for four bedrooms.
- The barn, cellar and some exterior structures are rough and may need maintenance; legal and technical condition 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 67/100The cluster sits in Val Camonica at the foot of the Bergamo Alps, with the lower slopes of Monte Altissimo and the upland around Montecampione close above the village. The river Oglio runs down the valley floor nearby. The nearest ski lifts are at Montecampione, reached by the mountain road in roughly 20–30 minutes. Darfo Boario Terme is the nearest larger town, with rail access, thermal facilities and the main services of the lower valley. Lake Iseo is just south of the valley mouth and is within the wider local area, but not at the doorstep of the village. Val Camonica is known for its long alpine valley landscape and for the prehistoric rock engravings further up the valley, a UNESCO World Heritage site.