Via Michelangelo, 41, Gardone Val Trompia
Tribunale: Brescia RGE: 390/2025 Trattasi di unità immobiliare residenziale del tipo cielo-terra sita in zona residenziale nel Comune di Gardone Val Trompia (BS). Il fabbricato, articolato su tre piani ed un sottotetto non abitabile, presenta solai in latero cemento e una struttura verticale composta da muratura…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listing- Sold at judicial auction
Must be done first
- Roof
- Kitchen
See what needs doing and what each job costs
This is a judicial auction listing (Tribunale: Brescia), so it comes with auction-specific risks; price €74,580 plus an estimated €700/m² for renovation (190 m² → ~€133k) yields an effective €/m² ≈ €1,092 versus the regional median €407/m², and the ad warns the photos are not the real property images.
More on the house and the area
Interiors look newly tiled, bright and modern with a nicely finished bathroom and uniform flooring — a comfortable, mostly liveable apartment. However the building exterior is ordinary and the reported degraded roof/attic means you should expect meaningful structural/roofing work despite the attractive interior.
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€38,000 – €67,000
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.
- Listing notes images are indicative and may not be the actual photos of this property.
- Roof described as degraded (wood structure with coppi) and the sottotetto is non‑habitable — likely significant work/expense.
- Some photos show unfinished details (door frames, a shower tray) and the exterior is a plain urban block with no view or private outdoor space.
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 58/100The cluster is in Val Trompia, with the Prealpi Bresciane rising immediately around the built-up valley and Monte Guglielmo and the Maniva area forming the higher mountain backdrop to the north. The Mella runs down the valley. The area lies close to the Parco delle Colline di Brescia on the southern side of the valley system. The nearest ski area is Maniva, roughly an hour’s drive from Gardone Val Trompia. Brescia is the nearest city of size, with major services, rail links, museums and the Roman and Lombard UNESCO sites in the historic centre. The area is known for its long firearms-manufacturing tradition, with Beretta in Gardone Val Trompia and the valley’s industrial settlements following the river corridor.