Nuda proprieta' a Bonate Sopra
Proponiamo in vendita la nuda proprietà di un luminoso appartamento di circa 130 mq situato nella frazione Ghiaie di Bonate Sopra. L’immobile, disposto su due livelli, è così suddiviso: Piano Terra: zona giorno composta da soggiorno, cucina abitabile, studio, bagno e locale lavanderia. Piano Primo: zona notte con due…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Only a share of the property is for sale
See what needs doing and what each job costs
This is sale of the nuda proprietà with usufrutto held by people born in 1960 and 1967, so the buyer cannot occupy until the usufruct ends. With a typical habitable renovation (~€200/m²) the effective price is about €61k (~€468/m²), above the regional baseline of €406/m².
More on the house and the area
Large, inhabitable apartment in a traditional multi‑storey Lombardy townhouse — solid and clean but plainly dated inside. The price is a clear bargain for 130+ sqm, however it’s sold as nuda proprietà (usufruct in place) and the unit fronts a road with no private parking, so possession and some renovation are practical considerations.
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€9,000 – €14,000
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.
- sold as nuda proprietà (usufrutto held by two people) — buyer will not have immediate full possession
- fronts directly onto a main road with no private garage — public parking only
- interiors are dated and will need modernising (kitchen/bathrooms/fixtures)
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 34/100The area sits on the Bergamo plain between the lower Brembo and Serio river systems, with the first foothills and the Bergamo Alps visible to the north but outside the immediate lowland setting. Bergamo is the nearest city of size and has the Città Alta, major services and rail links. This part of the province is known more for industry, logistics and dense settlement along the plain than for a distinct rural or protected landscape.