Porzione di fabbricato cielo-terra su due livelli con annessa area pertinenziale.
Porzione di fabbricato cielo-terra su due livelli con annessa area pertinenziale.. Needs renovation, autonomo heating, cucina, balcone.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Kitchen
See what needs doing and what each job costs
Price €27,000 plus an estimated €700/m² renovation (147 m² → €102,900) yields a total ≈ €129,900 or ≈ €884/m², well above the regional median of €418/m². The house has many photos and independent heating, but the heavy renovation burden and missing energy/build year data make this a weak, overpriced project.
More on the house and the area
Large two-storey townhouse with intact roof, floors and a long balcony — a solid, roomy shell rather than a move‑in showhome. The interiors are basic and worn but liveable after renovation, and the very low price makes it an attractive bargain for someone willing to refurbish. Not a scenic or highly photogenic location, but real potential for a comfortable home with work.
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€29,000 – €51,000
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.
- Needs full cosmetic renovation (kitchen/bathroom and finishes).
- Interior is cluttered and shows signs of neglect — cleaning and minor repairs required.
- No energy class listed / technical systems condition unknown.
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 sits in the Valceresio at the foot of the pre-Alpine slopes on the Swiss border. Lake Lugano is within about 10 km at Porto Ceresio. Monte San Giorgio, on the Italian-Swiss side of the lake, is a UNESCO World Heritage site for its Triassic fossils. The nearest larger town is Varese, with services, rail links and the Sacro Monte di Varese UNESCO site farther southwest. The area is known for wooded hills, small border valleys and cross-border commuting toward Mendrisio and Lugano.