Terratetto plurifamiliare in Adrara San Martino
ADRARA SAN MARTINO: Nel cuore del centro storico di Adrara San Martino, direttamente nella zona della piazza e all'interno di una caratteristica contrada, proponiamo in vendita un interessante compendio immobiliare di circa 390 mq complessivi, articolato in più unità immobiliari. La proprietà comprende 4 unità…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
The €30,000 purchase price is very low, but the 390 m² mixed-use property requires a complete structural and systems overhaul, estimated at about €1,100/m². That puts the effective cost near €1,177/m²—well above the local €409/m² benchmark—and the listing does not state an energy class.
More on the house and the area
This is a highly atmospheric historic-center property, with old terracotta roofs, exposed stonework, a characteristic contrada setting, and wooded mountain scenery behind the village. However, it is completely unused and requires an integral renovation, with no bathrooms, bedrooms, or livable interiors currently documented. Its charm and scale are compelling for a restoration-minded buyer, but it is not a ready-to-live-in home.
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€154,000 – €228,000
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.
Show more
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.
- Complete renovation is required, including building works and systems.
- No usable bedrooms, bathrooms, or kitchen are shown or listed.
- The property is a dense, non-independent historic-center complex adjoining neighboring buildings.
- The 390 sqm comprises multiple residential, storage, and commercial units, making it a substantial redevelopment project.
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.