Casa indipendente in Via Gera Superiore 30
A Breno, proponiamo in vendita casa indipendente da ristrutturare, ideale per chi desidera realizzare un'abitazione su misura o per chi è alla ricerca di un'opportunità di investimento. L'immobile si sviluppa su tre livelli, per una superficie complessiva di circa 164 mq, e offre ampie possibilità di personalizzazione…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Roof
- Damp
- Heating
- Kitchen
See what needs doing and what each job costs
Listed at €60,000 for 164 m²; assuming substantial renovation (~€700/m² → €114,800) yields an effective cost of ≈€175k or ≈€1,065/m². That is far above the regional median of €493/m², so the price is not competitive.
More on the house and the area
Lovely stone farmhouse with authentic vaulted cellars, exposed-beam roof sections and a broad grassy garden, set against dramatic mountain views. The building is structurally complete with existing windows and a bathroom but needs a fairly comprehensive renovation to be a comfortable home. Great low‑price opportunity for someone wanting character and outdoor space in the mountains.
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€32,000 – €58,000
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 sold 'da ristrutturare' and will need substantial renovation (ceilings, finishes, probable roof repairs).
- Several ground-floor/annex spaces are raw (dirt floors, exposed stone) and not currently habitable.
- Check utilities and structural details before purchase — water damage is visible on some ceilings.
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 78/100The cluster is in Val Camonica, with the Adamello and eastern Lombard Alps around the valley. The Oglio runs through the valley floor here. Breno has a medieval castle above the town, and Capo di Ponte a short distance away is part of the UNESCO Rock Drawings in Valcamonica site. Boario Terme is the nearest larger centre in the valley, with rail service and town facilities. The nearest ski area is Borno, roughly a 25 minute drive, with larger lifts at Montecampione and the Aprica area farther up the wider mountain arc. Val Camonica is known for its prehistoric rock engravings and for an alpine valley landscape of steep wooded slopes, side valleys and small historic settlements.