Due bilocali nel centro storico di Varese
DUE BILOCALI NEL CENTRO STORICO DI VARESE. Habitable, autonomo heating, cucina, balcone, parzialmente arredato.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Effective price = €81,750 + €18,800 (94 m2 × €200) = €100,550 → ≈€1,071/m2, well above the Lombardy median of €418/m2; despite being in Varese historic centre the effective price is ~2.6× the local median. Listing omits key data (no energy class or building year and baths shown as 0), which weakens the case.
More on the house and the area
Bright, well-presented interiors and a central historic-centre location make these two habitable one-bedroom units an attractive, liveable buy for around €81k. Photos are mixed and somewhat staged, so confirm exact layout, bathrooms and private outdoor space before bidding.
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€6,000 – €11,000
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.
- Gallery contains many staged/stock-style photos and some images look inconsistent with a single property
- Listing is two bilocali (likely sold together) — layout and privacy between units unclear
- Bathroom count/details are unclear in the facts (baths: 0.0) — verify sanitary facilities
- Limited private outdoor space shown (small balcony/terrace), no clear large garden or expansive views
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 55/100Monte Campo dei Fiori and its summit (about 1,226 m) lie immediately to the south of the town; the Parco Regionale Campo dei Fiori covers part of those hills. Lago di Varese is at the town’s northern edge and within the local area. Lago di Monate and Lago di Comabbio lie within roughly 10–15 km to the northwest and west, and the shore of Lake Maggiore is also within about 15 km. The Sacro Monte di Varese (one of the Sacri Monti of Piedmont and Lombardy) is on a hillside above the city and is part of a UNESCO World Heritage site. The immediate landscape is Pre‑Alpine: hills rising to forested ridges, with agricultural land and built-up areas intermingled within the 15 km radius. The town provides railway and road connections toward Milan; the nearest international airport used for routine travel is Malpensa (around 20–25 km). The area is commonly associated with its lakes, villa culture and the Sacri Monti pilgrimage sites.