GANNA - Casa indipendente da terra a tetto | Libera subito | € 79.000
GANNA - Casa indipendente da terra a tetto | Libera subito | € 79.000. Habitable, autonomo heating, garage, balcone.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Listed at €79,000 for 130 m² (listed €608/m²) but estimated effective price after a modest habitable renovation (€200/m² → €26,000) is €105,000 or ~€808/m², well above the Lombardy median of €418/m². The house is habitable, independent with a garage and 36 photos, but the effective price versus the regional median makes this an overpriced listing.
More on the house and the area
A solid, habitable 130 m² town house in a picturesque cobbled village street with original patterned floor tiles and arched doorways that give real character. It’s a good-value, move-in-able home but dated — expect cosmetic upgrades to the kitchen, baths and some practical fixes (narrow balcony, tight basement stairs).
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€9,000 – €14,000
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.
- Dated interiors — kitchen and bathroom need updating
- Very narrow balcony and limited private outdoor space
- Basement access via steep, narrow stairs (practicality/safety issue)
- Property sits on a steep cobbled street — access/parking may be awkward
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 72/100The cluster sits in the Valganna valley in the Varese Prealps; nearby summits within about 15 km include Monte Piambello and the Campo dei Fiori massif. Two small lakes lie in the immediate area: Laghetto di Ganna and Lago di Ghirla. The Parco Regionale Campo dei Fiori is within the 15 km radius and provides marked trails and wooded slopes. The Sacro Monte di Varese (part of the Sacri Monti UNESCO World Heritage group) is also within roughly 15 km. The city of Varese is the nearest town of size, offering train connections and regional services.