Casa indipendente in Via Contrizio 43
Nel centro storico di Bienno proponiamo in vendita una casa cielo-terra indipendente con corte esclusiva, sviluppata su quattro livelli oltre agli spazi accessori. Al piano terra si trovano la cantina, la lavanderia e una taverna, direttamente accessibili dagli spazi della proprietà. Il piano primo è dedicato alla zona giorno ed è composto da cucina separata, zona pranzo, ripostiglio...
What it really costs
See what needs doing and what each job costs
At €342/m², the €90,000 asking price is 28% below the Lombardia country-house baseline of €475/m², and the historic-center location is a positive. However, condition is unspecified for a large 263 m², four-level property; allowing roughly €500/m² for probable works raises the effective cost to about €842/m², above the baseline.
More on the house and the area
A remarkably complete and clearly livable four-level home in Bienno’s historic center, with a beautifully paved private courtyard, mountain views, stone walls, traditional shutters, and a striking old-village atmosphere. The interiors are dated but well maintained and functional, including a real kitchen, living spaces, heating, five bedrooms, two bathrooms, cellar, laundry, and tavern. At €90,000 for 263 sqm, the combination of character, usable space, and setting is exceptionally 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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€30,000 – €51,000
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.
- The home is spread over four levels, which may not suit everyone.
- The historic-center setting appears to offer limited privacy and vehicle access.
- Exterior balcony and facade maintenance may be needed in places.
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 78/100The cluster is in Val Camonica, with the Adamello and eastern Lombard Alps around the valley. The Oglio runs through the valley floor here. Breno has a medieval castle above the town, and Capo di Ponte a short distance away is part of the UNESCO Rock Drawings in Valcamonica site. Boario Terme is the nearest larger centre in the valley, with rail service and town facilities. The nearest ski area is Borno, roughly a 25 minute drive, with larger lifts at Montecampione and the Aprica area farther up the wider mountain arc. Val Camonica is known for its prehistoric rock engravings and for an alpine valley landscape of steep wooded slopes, side valleys and small historic settlements.