Casa bifamiliare in Via Francesca 28
In un piccolo e caratteristico contesto di corti, ben tenuto e composto da poche unità, proponiamo in vendita una soluzione abitativa disposta su più livelli, ideale per chi è alla ricerca di un immobile da completare e personalizzare secondo i propri gusti e le proprie esigenze. La struttura risale al 2005, mentre…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €935/m² before finishing, this unfinished F/3 unit would likely cost about €1,635/m² all-in using a €700/m² completion allowance, versus roughly €407/m² for comparable local stock. It is currently not habitable, and the listing does not state the final permitting or habitability status, making the asking price weak despite the garage and 2005 structure.
More on the house and the area
This is a structurally defined townhouse with windows, doors and multiple levels, but the gallery shows a completely unfinished interior rather than a usable home. Its customization potential may appeal to renovators, yet there is little visible beauty or lifestyle appeal to create a strong dream-home reaction.
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€18,000 – €33,000
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.
- Interior is an unfinished F/3 shell with bare brick walls, concrete floors and exposed ceilings.
- No finished kitchen, bathrooms, utilities or living facilities are shown; substantial completion work is required before occupancy.
- The property is in a modest shared courtyard with no proven view, garden or distinctive historic character.
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 61/100The cluster lies on the Bergamo plain at the foot of the first Prealps, with the foothills and the Bergamo Alps visible to the north. The Oglio river is nearby and marks the edge of the plain east of Telgate. Lake Iseo is the nearest major lake, roughly within 15 km on its southern side around Sarnico and Paratico. The nearest substantial town is Bergamo, which has a large historic upper town, major services and rail links. This part of the province is known for vineyards around the lower Valcalepio and Franciacorta just across the Oglio.