Casa indipendente
GANDINO: nel cuore del centro storico antico stabile disposto su tre livelli totalmente da riattare con giardinetto interno, ideale per più unità abitative o per imprese. Metratura totale di mq 370 più 114 di sottotetto, cantinato e balconi. Ideale per investimento.
What it really costs
See what needs doing and what each job costs
At €95/m², the €35,000 asking price looks cheap, but the 370 m² building is totally to restore. Estimated renovation cost of about €407,000 brings the effective cost to roughly €1,195/m², far above the Lombardia country-house baseline of €475/m²; the historic-center location and redevelopment potential do not offset this exposure.
More on the house and the area
The historic setting beside a distinctive stone church tower, with balconies and a small internal garden, gives this property real character. However, it is a major redevelopment project rather than a realistically livable home today, with visibly deteriorated common/exterior structures and no convincing finished interiors.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€147,000 – €216,000
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.
- Entire three-level building is described as needing complete renovation.
- The gallery shows severe deterioration, exposed/aged roof structures, peeling façades, and no usable interior living spaces.
- Large 370 sqm size may imply substantial structural, permitting, and utility costs.
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 is in the Val Gandino, with the Bergamasque Prealps immediately around it. The River Serio runs down the main valley a short distance west, and Lake Endine is within about 15 km to the southeast. The area lies near Parco delle Orobie Bergamasche, which covers much of the high mountain ground north of the valley. The nearest ski terrain is on Monte Pora above the upper Val Seriana, roughly an hour by road, and at Colere in the Scalve area at a similar drive. Clusone is the nearest town of size, with a substantial historic centre and services; Bergamo is the main city for daily needs beyond that. Gandino is known locally for textile history and for Mais Spinato di Gandino, a traditional local maize variety.