Lavora in A.P.I. Srl - Curriculum studio@apisrl.org
Trattasi di una costruzione sviluppata su quattro piani sovrapposti, servita separatamente da due scale interne. La struttura comprende un locale adibito a box auto/deposito situato al piano terra e otto unità abitative distribuite sui vari livelli del fabbricato, di cui tre posizionate nella zona nord, due nella zona…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Roof
- Windows
See what needs doing and what each job costs
Although the advertised price is only €156/m², the listing explicitly concerns a judicial auction. It also describes eight residential units across four floors, conflicting with the stated townhouse and five-room profile, so the legal and physical situation requires major verification.
More on the house and the area
This is a substantial historic village building with stone walls, archways, balconies, covered passageways, and authentic old-town character. The exterior is atmospheric but visibly weathered, and the lack of interior photos makes the claimed habitable condition difficult to verify. Its strongest appeal is as a potentially charming multi-unit restoration or rental project rather than an immediately dreamy home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
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 property is a judicial-auction purchase with added legal and due-diligence complexity.
- The gallery shows no interiors, bathrooms, kitchens, or clear evidence of current usability despite the listing calling it habitable.
- It is a very large, multi-unit building with eight residential units, so renovation, management, and utility costs could be substantial.
- Several aerial and panoramic images are explicitly illustrative and do not depict the property itself.
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 71/100The cluster is in the Val Camonica, with the mountains of the Bergamo Alps and the Adamello-Presanella side valleys closing the horizon. The Oglio runs through the valley floor here, and Lake Iseo is just south of the valley mouth. The Adamello Regional Park begins a short distance to the north-west in the upper valley. The nearest ski lifts are the Borno area on the east side of the valley, about 20 minutes by road, and Montecampione above the western side, about 30 minutes depending on access. Breno is the nearest historic valley town of some size, while Boario Terme itself has the spa district and the ordinary services of a small centre. Capo di Ponte, within the valley, is part of the UNESCO site of the Rock Drawings in Valcamonica. The area is known for its long Alpine valley landscape, hydrothermal spa tradition, and prehistoric rock art.