palazzo storico da ristrutturare
GANDINO centro: proponiamo in vendita una proprietà unica nel suo genere, un intero fabbricato di grande metratura completamente da ristrutturare, di particolare interesse storico e artistico, posto in pieno centro del paese. Di facile accesso con doppio ingresso pedonale e comodo per accedere agevolmente per i lavori…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €27/m², the €19,000 price looks cheap, but restoring 700 m²—most of it currently unusable—could cost about €770,000, bringing the effective cost to roughly €1,127/m² versus €409/m² locally. Its historic central location and architectural features add potential, but this is an exceptionally large, high-risk restoration rather than a livable home.
More on the house and the area
This is a remarkable historic townhouse with vaulted ceilings, ancient timber beams, stone portals, arched loggias, old fireplaces and traces of frescoes in a central village setting. However, it is clearly not a livable home today: much of the building is derelict or inaccessible, with damaged finishes, vegetation, basic old services and no modern living facilities visible.
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€277,000 – €410,000
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.
- Major restoration project: many rooms are described as unusable and interiors show severe decay, damp and overgrowth.
- No usable kitchen or modern bathroom is evident; utilities and structural condition require thorough verification.
- The 700 sqm scale and historic fabric could make renovation complex and expensive despite the €19,000 price.
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.