Casa indipendente 2 locali in VIA VIGNE SNC, Piancogno (BS)
Casa indipendente in asta a PIANCOGNO (BS) – VIA VIGNE SNC L'immobile in asta si trova nel Comune di Piancogno, in Via Vigne snc, ed è una porzione di fabbricato cielo terra suddiviso su tre piani. Il contesto urbanistico è caratterizzato da zona agricola di pregio (E1), con indici di edificabilità come da N.T.A.…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
This is a judicial auction, which makes it a trap under the catalog rules. Despite the €639/m² asking figure, the description says the property needs restoration, fails current hygiene requirements, and has unspecified systems; the claimed renovated condition is contradictory.
More on the house and the area
The old rural façade and surrounding greenery suggest some rustic character and a peaceful countryside setting. However, this is a 40 m² three-level project rather than a livable home: it needs substantial renovation, has no documented bathroom or heating, and may require regulatory upgrades.
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€16,000 – €23,000
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 explicitly described as needing restructuring, with rooms failing minimum height requirements.
- No bathroom, heating system, or usable installations are documented.
- The rural location may be isolated, with essential-service connections unspecified.
- This is a judicial auction and the property is not cleared of belongings.
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 73/100The cluster is in Val Camonica, with the central Alps close around it and the Adamello range to the northeast. The Oglio runs through the valley floor. The Adamello Regional Park begins a short distance north and east, covering the high granite mountains above the valley. The nearest sizeable town is Breno in the valley, with everyday services, while Darfo Boario Terme and the lower valley provide the main shopping and rail connections. Montecampione, the nearest ski area, is above the western side of the valley and is roughly a 35 to 45 minute drive depending on the access point. The valley is known above all for the Rock Drawings in Valcamonica, a UNESCO World Heritage site, with important archaeological areas spread through the middle valley including the zone around Capo di Ponte within about 15 km.