Palazzina con 4 unita' abitative
GANDINO (BG) – PALAZZINA CIELO/TERRA CON 4 BILOCALI E TERRAZZI Interessante opportunità immobiliare per investitori, imprese e operatori del settore. Nel comune di Gandino, proponiamo in vendita intera palazzina cielo/terra, composta da 4 unità abitative, una per ogni piano, tutte caratterizzate da una distribuzione…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Bathroom
- Kitchen
See what needs doing and what each job costs
220 m² palazzina offered at €40,000 but described as “completely to renovate”; estimated full restoration €1,100/m² → renovation ≈ €242,000 and effective price ≈ €282,000 (≈ €1,282/m²). That is far above the local median of €167/m², so this is overpriced as a full-rehab investment.
More on the house and the area
A solid, roofed multi-storey palazzina with a handsome arched portico and stacked terraces — good historic character and clear investment potential. Interiors are entirely to be refurbished, so this is a restoration project rather than a move-in home.
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€87,000 – €129,000
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.
- Property is advertised and photographed as completely to be renovated — full interior refit required.
- No bathrooms/kitchen fittings shown; expect new systems (electrical, plumbing, heating) and structural updates.
- Town-centre situation gives little private land and may mean planning/permits constraints.
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.