Villetta a schiera in Via Marconi, 43, Besano,
Villetta a schiera in Via Marconi, 43, Besano,. Habitable.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
20,000 EUR price plus estimated renovation ~19,000 EUR (95 m2 × 200 €/m2) gives an effective cost of ~39,000 EUR (~411 €/m2), slightly below the regional median of 435 €/m2 — a solid-value habitable villa; 23 photos support the "habitable" claim and it has been on market only 1 day.
More on the house and the area
A small, roofed terraced house in a compact historic borgo — solid and habitable but plain. It’s a true budget opportunity, but expect moderate renovation/modernization and confirm presence of a bathroom before buying.
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.
- Very basic, dated interior that will need cleaning and updating.
- No bathroom is visible in the photos / listing shows 0 baths — confirm sanitary facilities.
- Small terraced house in a tight courtyard with limited privacy and parking; exterior stairs and access constraints.
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 74/100Monte San Giorgio is immediately above the area on the Swiss border, with prealpine wooded slopes and quarry faces linked to the fossil-bearing mountain that is UNESCO-listed across the border. Lake Lugano is a few kilometres east at Porto Ceresio. The cluster sits in the Valceresio, the corridor between Varese and the Mendrisio-Lugano area. Varese is the nearest town of size, with full services and rail connections, and the Swiss centres of Mendrisio and Lugano are also close for daily use. The area is known for the Monte San Giorgio fossil site and for the lake inlets and wooded prealpine ridge landscape of the border zone.