Rustico/casale in Sp45
Gravedona Ed Uniti, Germasino - Rustici con terreno Nel comune di Gravedona ed Uniti, in località Germasino, sopra Dongo e in posizione rialzata rispetto al paese, proponiamo in vendita un interessante compendio immobiliare composto da due rustici da ristrutturare, accompagnati da 271 mq di terreno situato nelle…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €30,000 (€165/m²), the two rustici require complete recovery, putting estimated all-in costs near €1,265/m²—well above comparable local stock. Residential conversion still requires urban-planning approval, and access is exclusively pedestrian; the listing does not state bathroom provision or confirmed habitability.
More on the house and the area
This is a highly atmospheric mountain hamlet of traditional stone-and-timber farm buildings surrounded by lush woodland, with strong historic character. However, the principal structures are empty rustici with severely unfinished interiors and no bathroom, kitchen, or ready-to-live-in accommodation, so this is a major restoration project rather than a usable cheap home.
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€72,000 – €106,000
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.
- Both rustici are completely uninhabitable renovation projects, with no bathroom or usable living spaces shown.
- The interior includes deteriorated floors and roof structures requiring substantial work.
- Access is exclusively pedestrian, and the 271 sqm of land is nearby rather than clearly attached.
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 78/100The cluster is in the Alto Lario mountains above Lake Como, with the Lepontine Alps and the western branch of the Orobie close by. Lake Como is within the local area below the village, and the ground rises quickly from the lake shore into steep wooded slopes, side valleys and high pasture. The nearest ski lifts are the small lifts at Pian di Bobbio and Madesimo, both well over an hour away, so skiing is not part of the immediate setting. The nearest larger town is Menaggio on the lake, with ferry links and the usual services of the central Lario area; Como is much farther south. This part of the upper lake is known for mountain hamlets, chestnut woods, alpine pasture and old mule tracks linking the valleys.