Rustico con porticato da ristrutturare
Fabbricato a rustico su tre piani oltre sottotetto nel centro storico, privo di impianti e servizi igienici funzionanti. Comprende inoltre un porticato aperto ad uso deposito, gravato da servitù di passo e luce. L'immobile è un fabbricato antico, risalente a prima del 1939, situato nel centro storico vicino al…
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
- Structure
- Roof
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
See what needs doing and what each job costs
This €45,815 property is being sold at judicial auction and is a severely deteriorated three-storey ruin with roof and balcony collapse risks, no working bathrooms, and no adequate systems. Estimated renovation is about €1,300/m², making it unsuitable as a straightforward livable-home purchase despite the low €248/m² asking figure.
More on the house and the area
The historic center setting, arched passageways, exposed timber beams, balconies, and cobbled surroundings provide genuine character. However, this is an uninhabitable rustico rather than a usable home: it lacks functioning services and bathrooms, has serious moisture damage, and requires extensive structural renovation.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€73,000 – €108,000
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.
Show more
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.
- Severe renovation project with roof and balcony sections reportedly at risk of collapse.
- No functioning bathrooms, utilities, heating, or adequate systems.
- Water infiltration and major deterioration are visible; auction purchase adds legal and practical complexity.
- Shared access and a portico subject to passage and light easements.
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 72/100The cluster sits in the Brianza foothills below the Triangolo Lariano, with the pre-Alps rising immediately to the north around Monte Bollettone and the ridge toward the Corni di Canzo. Lake Alserio is within the local area, and the south-western arm of Lake Como begins at Como a short distance away. The area is tied to the Parco Regionale della Valle del Lambro, and the Corni di Canzo and nearby ridges are a well-known local hiking zone. The nearest town of size is Como, with a walled historic centre, rail links and the main services of the province. The area is known for small pre-Alpine lakes, woodland slopes and access from the Brianza plain into the Lake Como and Triangolo Lariano hill country.