Rustico/casale in Via Levrini 32
Nel suggestivo borgo di Pratello, all'interno di una caratteristica corte, proponiamo in vendita una porzione indipendente cielo-terra, ideale per chi desidera vivere in un contesto tranquillo e dal fascino autentico. L'immobile si sviluppa su due livelli ed è composto al piano terra da un ampio e accogliente soggiorno, un cucinotto separato e un pratico servizio/lavanderia. Al primo piano...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Assuming light works (~€200/m²) the effective price is about €2,530/m² (€298,600 total) versus the regional baseline of €375/m² — a very large premium. The listing appears habitable with many photos, but the asking price is a clear outlier for the area.
More on the house and the area
Beautiful, fully renovated two-level home with warm exposed-beam ceilings, a fireplace and a modern kitchen — clearly move-in ready. It has authentic borgo character and would make a very attractive lived-in home, but offers no private garden and is set in a communal courtyard with typical village access constraints.
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€8,000 – €13,000
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.
- No private garden or visible outdoor space — set in a shared corte
- Likely limited parking/access typical of small borgo streets
- Upper-floor bedrooms have sloping ceilings under the roof
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 80/100The area is on the Valtenesi hills above the south-western side of Lake Garda, with the lake shore at Salò, Moniga and Manerba within about 15 km. Rocca di Manerba and the Isola di San Biagio are part of the Manerba del Garda nature reserve on the lake edge. The nearest larger town is Salò, which has a long lakefront, port, services and a dense historic centre. Desenzano del Garda is also within daily practical reach for rail connections and wider services, but outside the immediate landscape. The area is known for olive groves, vineyards and Garda Classico wines.