Intero stabile con giardino e box triplo
Nel cuore di Gandino, in posizione centrale e comoda a tutti i principali servizi, proponiamo in vendita un’intera proprietà dalle metrature generose, composta da due corpi abitativi e caratterizzata da spazi versatili e grandi possibilità di personalizzazione. La proprietà dispone di un ampio box di circa 45 mq,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
After estimated renovation (~€200/m²) the effective price is about €141,200 or ~€541/m², well above the local median of €409/m². Good central location, large garage (45 m²) and garden give potential, but the post-renovation cost pushes this into a fair/overpriced bracket for the region.
More on the house and the area
Large, characterful town-house with wooden galleries, exposed beams and a private courtyard/garden — a rare amount of space in a village centre. Much of the ground and main living space is immediately habitable, but the attic/upper rooms are raw and will need work to create additional apartments.
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€17,000 – €29,000
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.
- Several upper rooms are 'al rustico' and need finishing/renovation
- Signs of wear (peeling plaster, moss on courtyard) and parts need updating
- Energy class G — expect poor insulation and higher running costs
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 in the Val Gandino, with the Bergamasque Prealps immediately around it. The River Serio runs down the main valley a short distance west, and Lake Endine is within about 15 km to the southeast. The area lies near Parco delle Orobie Bergamasche, which covers much of the high mountain ground north of the valley. The nearest ski terrain is on Monte Pora above the upper Val Seriana, roughly an hour by road, and at Colere in the Scalve area at a similar drive. Clusone is the nearest town of size, with a substantial historic centre and services; Bergamo is the main city for daily needs beyond that. Gandino is known locally for textile history and for Mais Spinato di Gandino, a traditional local maize variety.