Porzione di casa in ristrutturazione
Porzione di casa in ristrutturazione
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
I assumed €700/m² for renovation (description: 'in ristrutturazione'), giving ≈€98.7k work and an effective price ≈€129.8k (≈€921/m²) versus the regional baseline €418/m² — more than double, so this is overpriced. The listing gives no detail on renovation stage or habitability.
More on the house and the area
Solid village townhouse with fresh wood beams and a new-looking roof — the upper rooms feel bright and characterful. It’s clearly mid-renovation: the structure is sound but you’ll need to finish floors, services and interior fittings. Excellent low‑price opportunity if you’re prepared to complete the works.
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€28,000 – €50,000
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.
- Interior is unfinished — no fitted kitchen/bathrooms and only rough floors.
- Central steel stair is temporary and some structural/finish work remains (plaster, wiring, plumbing).
- Small village street with limited outdoor space/parking; no private garden shown.
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.