Casa indipendente tre camere con giardino
Casa indipendente al piano terra con due camere da letto, bagno, soggiorno con camino e cucina. Locali accessori al rustico al piano sottotetto e locali accessori al piano seminterrato con taverna. Giardino retrostante e balcone. Casa indipendente su un unico livello principale al piano terra, composta da ingresso,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Heating
See what needs doing and what each job costs
This is a judicial-auction property with a €54,000 minimum bid, so it is not a normal purchase and carries auction-specific legal and process risks. It also needs restoration and regularization; at an estimated €700/m², the effective cost is about €218,000 (€931/m²) for 234 m².
More on the house and the area
This is a substantial, real townhouse with a functioning-looking kitchen, tiled interiors, two bedrooms, a balcony and a genuinely pleasant fenced garden overlooking wooded mountains. It is not a dream-ready home: the finishes are dated, maintenance is mediocre, heating has been dormant for years, and the attic and some auxiliary areas remain rustic or need work.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€46,000 – €82,000
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.
- Heating has been unused since 2014 and the property needs restoration and regularization.
- The attic areas are rustic/unfinished, while the basement includes accessory spaces rather than fully finished living space.
- Auction purchase involves legal, technical and occupancy checks; the listing reports no bathrooms in its structured data despite describing bathrooms in the text.
- The garden is attractive but the house is tightly surrounded by neighboring buildings and access is through narrow village lanes.
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 84/100The cluster is in the Valsolda valley on the Italian side of Lake Lugano, with steep pre-Alpine slopes and narrow wooded side valleys rising directly above the settlements. Lake Lugano is inside the area and is the defining feature of daily life here, with small lakeside hamlets and the road running along the shore. The area is close to the Swiss border and the nearest larger town is Lugano, which provides most higher-level services, rail connections and employment. Como is the nearest larger Italian city with the wider service base around the south end of the lake system. The valley is known for its historic lakeside villages and for Antonio Fogazzaro, who set parts of his work here.