Casa indipendente in Vendita in Via San Martino a Manerbio
Proponiamo nel centro del paese, Abitazione indipendente suddivisa in parte commerciale e in parte abitativa.Al piano terra sono stati realizzati dei locali commerciali attualmente adibiti a studio e ambulatorio: sono state realizzate due entrate per ogni studio, ognuno con bagno privato e sono stati ristrutturati…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
At €85,000 (€447/m²), the property looks close to the local €430/m² benchmark before works. Much of the 190 m² is commercial, while only about 115–120 m² is residential and needs renovation; allowing roughly €500/m² puts the effective cost near €947/m², with energy performance and building age not stated.
More on the house and the area
This is a substantial town-center property with attractive exposed wooden ceiling beams and a solid, traditional street façade. However, the photos show mostly basic office interiors, while the 115–120 sqm residential portion needs renovation; there is no scenic view, garden atmosphere, or standout interior to create a strong dream-home effect.
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€22,000 – €37,000
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.
- The residential floors require renovation, with no clear evidence that the upper-level living areas are currently usable.
- The property fronts a busy-looking town street and includes commercial/studio space rather than being a straightforward home.
- The rear shared courtyard is mentioned but not shown in the photos.
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 41/100This is the Bassa Bresciana plain, a flat agricultural area between Brescia and Cremona. The Mella and Oglio river corridors are the nearest named natural features in the wider area, with the Oglio marked by the Parco Regionale Oglio Nord to the west within this radius. Brescia is the nearest city of size, with full services, rail links and major historic monuments. The area is known for intensive farming and small industrial settlements across the plain.