Appartamento via Cazzane 26, Germignaga, Varese
Appartamento posto al piano secondo (terzo fuori terra) con annesse due cantine di pertinenza al piano terra. PER INFORMAZIONI E PER FISSARE UN APPUNTAMENTO IN UFFICIO, CONTATTARCI AL NUMERO 02/97.48.70.88 WWW.CONSULOVEST.IT POSSIBILITA’ DI ACQUISTO PRE-ASTA, SALDO E STRALCIO! L’asta è TELEMATICA e vi seguiremo in…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The listing explicitly concerns a telematic judicial auction and even promotes pre-auction purchase, which creates legal and procedural risks for a normal home buyer. At €66,000 (€1,000/m²), the price is also above the local €762/m² benchmark before estimated habitable-property renovation costs.
More on the house and the area
This is a real, usable 66 sqm apartment with a functioning kitchen, heating, finished floors, and a pleasant elevated outlook toward rooftops, greenery, and distant mountain/lake scenery. The building and interiors are plain and dated rather than beautiful, but the home looks move-in capable with cosmetic updating rather than major renovation.
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€4,000 – €7,000
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.
- Interior is habitable but dated and quite ordinary, with no distinctive historic character.
- The listing appears to be connected to a pre-auction/auction sale, so legal and purchase-process risks need careful checking.
- No bathroom is shown in the gallery, despite the apartment appearing occupied and usable.
- Energy class G implies potentially high running costs and likely efficiency upgrades.
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 82/100Lake Maggiore is on the doorstep, with the shore settlements of the Verbano around Castelveccana and the lake opening north toward the Alpine valleys. The Campo dei Fiori Regional Park lies to the south-east of this part of the province, and the Val Grande National Park is across the lake in the mountain interior. The nearest sizeable town is Luino on the lake, with rail links, a ferry connection on Lake Maggiore and everyday services; Varese is the main provincial city farther south. This stretch of the upper Lake Maggiore area is known for lake-and-mountain scenery and for road and boat access into both the Lombard and Piedmont shores, as well as nearby Switzerland.