Villa in Via Bernardino Luini 2
PASSIONECASA SERIATE PROPONE IN VENDITA: In zona tranquilla e ben servita, proponiamo in vendita villa singola completamente da ristrutturare, circondata da giardino privato di circa 800 mq. , ideale per un'interessante operazione immobiliare. L'immobile è composto da due appartamenti di circa 180 m² ciascuno, per una…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
Large villa 360 m² at €450,000 is described as “completamente da ristrutturare”; I estimate €1,100/m² to fully restore (≈€396,000), so effective cost ≈€846,000 or ≈€2,350/m². That is far above the local median of €448/m², so the price looks significantly overpriced for a full‑renovation project.
More on the house and the area
Large, solid two-storey villa with gated paved courtyard and a private garden of about 800 m². The structure appears intact but the property is advertised as completely to renovate, so it’s a project house rather than a ready-to-live-in dream 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€143,000 – €211,000
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.
- Listed as "completely da ristrutturare" — major renovation required
- No interior photos provided to judge current livability
- Suburban location with no notable views or historic features
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 42/100Seriate lies in the built-up plain east of Bergamo on the lower course of the river Serio. The first hills rise just to the north toward the Bergamo prealps, but within the immediate 15 km radius the landscape is mainly urban fabric, roads, industry and cultivated plain. Bergamo is the nearest city of size and has a historic upper town, major services and rail links. Orio al Serio airport is next to the urban area.