Lavora in A.P.I. Srl - Curriculum studio@apisrl.org
Lavora in A.P.I. Srl - Curriculum studio@apisrl.org. Habitable, autonomo heating, cucina.
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 price €73,800 (€470/m²) plus estimated renovation €31,400 (€200/m²) yields an effective €670/m², well above the regional baseline €418/m². Description is vague and shows no bathrooms or building/energy data, which weakens the listing.
More on the house and the area
A neat, habitable townhouse with a private terrace/balcony and real wooded mountain/valley views — a pleasant everyday setting. The house appears lived-in and structurally sound with heating, but interior details (notably bathrooms) are not shown and the sale via auction means you should verify title, utilities and exact condition before bidding.
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€10,000 – €18,000
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.
- Property shown in auction listing — expect legal/transfer complexity and check auction terms
- Very few interior photos provided (condition of rooms and services not fully documented)
- No bathroom is pictured and listing shows 0 baths — confirm functional bathrooms and utilities before purchase
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.