Ampio rustico con area esterna a Bardello
In posizione tranquilla e ben servita nel comune di Bardello, proponiamo ampio rustico di circa 207 mq disposto su due livelli (piano terreno e primo piano), con area esterna esclusiva di 110 mq suddivisa in 70 mq di giardino e 40 mq di terreno, oltre a 21 mq di locali accessori. Al piano terreno si trovano diversi…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is currently a non-residential rustico requiring a complete renovation and change of use: estimated total costs are about €298,000, or €1,296/m² including the €45,000 purchase price. That is far above the local reference level of €352/m², so the low asking price is outweighed by the substantial conversion and renovation risk.
More on the house and the area
This is a substantial old brick farmhouse with attractive exposed masonry and traditional timber roof structure, giving it genuine historic character. However, the photos show an empty, debris-filled agricultural shell with unfinished floors and no usable home facilities, so it is a major conversion project rather than a livable cheap Italian house.
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€91,000 – €135,000
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.
- Complete renovation required before habitation; no kitchen, bathroom, or finished living spaces are shown.
- Roof timbers and coverings appear aged, with visible holes and possible structural work needed.
- Change of use to residential and all utilities should be verified 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 78/100Lake Varese is at the edge of Gavirate. The Campo dei Fiori massif rises immediately north-east, with the Parco Regionale Campo dei Fiori covering the mountain above the lake. The nearest town of size is Varese, which has a full range of services and a substantial historic centre. This part of the province is known for its chain of prealpine lakes and wooded hills.