Rustico 137 m² a località Socraggio, Cannobio (VB)
Rustico in asta a Cannobio (VB) – località Socraggio Questo fabbricato in asta è situato in una tranquilla frazione periferica, immerso in un contesto che conserva le caratteristiche architettoniche tradizionali della zona. L'edificio, sebbene necessiti di importanti interventi, offre la possibilità di creare una…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Structure
- Roof
- Wiring
- Plumbing
- Heating
See what needs doing and what each job costs
This is a judicial auction with a €13,125 minimum offer, not a normal purchase, and the building needs major structural, roof, systems, and finish work. At roughly €96/m² before renovation, the low price is outweighed by auction risk and an estimated renovation cost of about €1,100/m².
More on the house and the area
The traditional stone masonry and local beola-slab roof offer authentic Alpine character, and the 137 m² size at roughly €13,000 is eye-catching. However, this is a precarious rustico rather than a livable home: the roof and floors need attention, and there are no functioning systems or interior finishes. It is a substantial reconstruction project, not a realistic move-in property.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€54,000 – €80,000
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.
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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.
- Major renovation required, including roof and structural floors.
- No finishes, utilities, heating, bathroom, or kitchen are present.
- No private garden, terrace, parking, or documented view.
- Auction purchase and planning/utility feasibility require careful verification.
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 89/100Lake Maggiore is at the town, with the Swiss border and the western edge of the Lepontine Alps immediately behind it. The Cannobino valley runs inland from the lake through steep wooded slopes and small hamlets. The Parco Nazionale della Val Grande begins a short distance south-west of Cannobio, covering a large tract of roadless mountain terrain. The nearest substantial town is Verbania on Lake Maggiore, with ferry services, shops and regular town services; Locarno in Switzerland is also close to the north end of the lake. This stretch of upper Lake Maggiore is known for its lake-and-mountain setting and for historic lakeside towns.