Terratetto unifamiliare in Capriolo
CAPRIOLO: CASA INDIPENDENTE - CON AUTORIMESSA Nel suggestivo contesto del Monte di Capriolo, proponiamo in vendita casa indipendente CON GARAGE che si sviluppa su due livelli: Al piano terra è prevista una zona giorno con soggiorno e cucina open space, una camera da letto e un bagno. Al primo piano si trovano altre due…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Damp
- Wiring
- Bathroom
See what needs doing and what each job costs
Asking price €39,000 but the house needs a full renovation; using €700/m² (complete reno) gives total cost ≈€142,600 or ≈€964/m². That is well above the Lombardy baseline of €409/m², so this is overpriced despite the low headline price.
More on the house and the area
Charming hill-top village house with authentic stone/terracotta roofs and wide views over the town and valley — the setting is very appealing. Interiors are intact and roomy but very dated; this is a full-renovation project rather than a move-in home. Good footprint and price make it a strong bargain if you’re prepared for structural/exterior and systems work.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€29,000 – €52,000
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.
- Complete renovation required — kitchen, bathroom and all systems need updating.
- Exterior shows unstable/partially open wooden balcony/lean-to and scaffolding — exterior/structural repairs likely.
- Roof and terraces appear old and will probably need repair or partial re-tiling.
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 68/100The cluster is in the Franciacorta area at the southern edge of the lower hills below Monte Orfano. Lake Iseo lies within about 10 km, with the lakeside towns of Iseo and Sarnico nearby. The Oglio river runs just east of Capriolo and marks the outlet of the lake into the plain. The Torbiere del Sebino regional nature reserve is nearby between Iseo and the southern shore of the lake. Montecampione is the nearest substantial ski area, roughly an hour to an hour and a quarter by road depending on the access point. Rovato and Palazzolo sull'Oglio are the nearest larger centres for daily services, while Brescia is the nearest city of size. The area is known for Franciacorta vineyards and sparkling wine production.