Rustico in vendita a Cairate
Rustico in vendita a Cairate. Needs renovation, autonomo heating, garage, accesso per disabili, terrazzo, impianto tv centralizzato.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Windows
See what needs doing and what each job costs
At €55,000 for 200 m² with an estimated renovation of €700/m² (≈€140,000) the effective cost is ≈€195,000 or about €975/m², well above the Lombardy baseline of €357/m². Good photos and existing heating/garage are positives, but the large renovation burden makes this an overpriced renovation project.
More on the house and the area
A vine‑clad, characterful farmhouse with a photogenic yellow facade, big windows, wooden shutters and an overgrown garden — the setting is very appealing. The building appears structurally intact (roofed, floors in place) but the interiors are cluttered and need thorough renovation and servicing; good value for a buyer ready to restore.
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€40,000 – €70,000
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.
- Serious renovation and full clearing required — interiors are filled with debris and junk.
- Exterior plaster and window shutters are damaged; check roof, masonry and damp/vegetation damage before purchase.
- Only one bathroom shown; plumbing/electrical systems likely need updating.
- Overgrown grounds and invasive climbing plants need removal and regular maintenance.
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 38/100The area lies in the lower Olona valley, with the Olona River and the wooded Parco del Medio Olona close by. It is part of the dense settlement belt between Busto Arsizio, Legnano and Gallarate, with Milan Malpensa airport within daily practical reach. Busto Arsizio is the nearest large town and has full services, rail connections and a substantial urban and industrial fabric. Lake Maggiore and the Varese prealps are farther north, but they are outside the immediate 15 km landscape. The area is known mainly for industry, commuting and the historic textile-manufacturing belt of the upper Milanese and lower Varesotto.