Via de simoni 10b
Benvenuti in questa affascinante proprietà situata in Via de Simoni 10b, un'opportunità unica per chi desidera vivere immerso nella tranquillità delle colline, godendo di una vista mozzafiato sui monti. Questo immobile, distribuito su tre livelli, offre una combinazione perfetta di comfort, funzionalità e bellezza…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Kitchen
See what needs doing and what each job costs
Asking €93,500 plus an estimated €200/m² renovation (~€13,000) gives an effective €1,638/m², about 4.0× the regional median of €407/m². The house is habitable, owner‑occupied with many photos and good terraces, but the very large per‑m² premium makes it overpriced versus local comparables.
More on the house and the area
Charming, move-in-ready townhouse with beautiful exposed wood beams, a stylish bathroom and a lovely panoramic terrace overlooking wooded mountains. The house feels like a real, usable home day-to-day, though it’s compact and in a tight village setting with modest energy efficiency and possible parking/access limitations.
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€4,000 – €7,000
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.
- Energy class G — heating/insulation upgrades likely advisable
- Compact 65 m² — limited space for larger families
- Village setting may mean tight streets and limited parking
- Upper floors accessed by stairs — not ideal for limited mobility
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 on the floor and lower side of the Valtellina, with the Lepontine Alps and the lower side valleys immediately around it. The Adda runs through the valley nearby. Lake Como begins a short distance to the southwest at the head of the lake around Colico. The Orobie Valtellinesi Regional Park lies to the southeast on the opposite side of the valley, with extensive alpine terrain inside daily view from this part of Valtellina. The nearest town of size is Morbegno, which has a substantial historic centre, rail links and the main services for the lower valley. This stretch of Valtellina is known for terraced vineyards, chestnut slopes and stone villages on the mountain side.