Casa indipendente 2 locali, 75 m² a Località Garnò E/57, Bre
Casa indipendente 2 locali, 75 m² a Località Garnò E/57, Bre. Needs renovation, cancello elettrico, caminetto, esposizione esterna, mansarda, cucina, arredato.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price €17,990 plus estimated €700/m² renovation (≈€52,500) gives an effective cost ≈€70,490 or ≈€940/m² versus the local baseline €435/m², so this is expensive for a “needs renovation” home. Listing shows no bathroom and omits building year and energy class.
More on the house and the area
Quirky A‑frame/holiday-bungalow on a private wooded plot with real chalet character but shown in poor, overgrown condition. This is a renovation project (no heating, likely no bathroom) — a bargain if you want a secluded cabin to restore, but not a ready-to-live home.
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€15,000 – €27,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Property is heavily overgrown and listed 'da_ristrutturare' — needs full renovation.
- No heating and photos suggest no usable bathroom/kitchen; likely not move-in ready.
- Roof and exterior are covered in vegetation (possible damage / asbestos risk) — inspect before bidding.
- Located in a hillside tourist village about 1 km from the town — check access and utilities.
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 71/100The cluster is in the Valcuvia, with the pre-Alpine ridges of the Varesotto immediately around it, including the Campo dei Fiori massif to the east and the Monte Nudo area above the valley. Lago Maggiore is within about 15 km to the west, and the area also sits near the lakes of Ghirla and Ganna to the east. Much of the nearby mountain landscape falls within the Parco Regionale Campo dei Fiori. The nearest ski area is the Forcora zone above Maccagno, roughly an hour away by road, so it is not part of the immediate setting. The nearest town of size is Luino on Lago Maggiore, with lake services, a rail connection and the main shops and weekly market for this side of the province; Varese is farther but still the main city for broader services. The area is known for wooded valleys, hiking on the pre-Alpine ridges, and small lakes between the valleys and Lago Maggiore.