Terratetto unifamiliare in Adrara San Martino
Casa indipendente con taverna e mansarda ad Adrara San Rocco In zona tranquilla e riservata di Adrara San Rocco, proponiamo casa indipendente di circa 250 mq, sviluppata su tre livelli. Al piano terra troviamo la zona giorno con cucina separata, dalla quale si accede al piano interrato dove è presente una…
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 €90,000 for 170 m², estimated renovation brings the effective cost to about €1,229/m² (€209,000 total), versus a €406/m² baseline. The description conflicts with the facts on both size (250 vs 170 m²) and location (Adrara San Rocco vs San Martino), making the deal materially weaker despite the garage and good window condition.
More on the house and the area
A highly atmospheric stone townhouse with beautiful exposed beams, terracotta floors, original fireplaces, traditional furniture and a dramatic usable attic under a timber roof. It appears to be a real, furnished home rather than an empty shell, though the kitchen, basement spaces and general systems may need updating. Mountain surroundings and the low price for the apparent size add strong dream-home appeal.
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€34,000 – €60,000
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.
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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.
- Described as needing renovation despite being furnished and apparently habitable; systems, roof and heating should be verified.
- Only one bathroom is listed for a large multi-level home.
- The house sits directly on a public road and appears to lack a private garden.
- The listing gives conflicting floor areas: approximately 170 sqm in the facts versus 250 sqm in the description.
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 72/100The cluster sits in the Bergamasque pre-Alps, with wooded ridges and small valleys immediately around it. Lake Iseo lies within about 15 km, with the Sebino shoreline, Sarnico and the lake plain forming the main nearby landscape feature. The Oglio river exits Lake Iseo at Sarnico-Paratico. The nearest town of some size is Sarnico on the lake, with a marina, lakeside services and a substantial historic centre; Bergamo is the main city for higher-order services but it is farther and does not affect the score. The area is known for the transition from the lower pre-Alpine hills to Lake Iseo and for wine country on the southern side of the lake in nearby Franciacorta.