Villetta a schiera in Via Edmondo de Amicis, 2, Varano Borghi,
Villetta a schiera in Via Edmondo de Amicis, 2, Varano Borghi,. 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
Effective price ≈ €90,000 + €22,000 renovation = €112,000 → ≈ €1,018/m², well above the regional baseline of €435/m², so this looks overpriced. Listing is terse and lacks basic data (bath count 0 recorded), which weakens confidence in the “habitable” claim.
More on the house and the area
A tidy, move-in-ready maisonette with a pleasant private courtyard, exposed wooden beams and parquet upstairs and an underground garage. Not a dramatic view or historic gem, but a comfortable, stylish home in good condition and very good value for Lombardy.
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€7,000 – €12,000
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.
- Row-house with shared courtyard/common areas — not a standalone villa
- Listing data shows 0 bathrooms and missing energy/class info — verify cadastral/plan and utilities
- Top-floor rooms have sloping ceilings; check headroom and storage
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 68/100Lake Monate is in the comune, and Lake Comabbio is a few kilometres away; Lake Maggiore is also nearby around Sesto Calende and Angera. The area lies in the morainic lake country of lower Varese, with wooded low hills and mixed farmland rather than high mountains, though the pre-Alps are visible farther north. The Ticino valley and the Parco Lombardo della Valle del Ticino begin within short distance to the west around Sesto Calende. Varese is the nearest provincial city of size, with services, rail connections and historic villas; Gallarate and the Malpensa airport area are also part of daily geography to the south-west. Angera on Lake Maggiore, within the local area, is known for the Rocca di Angera. This part of the province is known for its small lakes, woods and residential villages between Varese and the Ticino.