Casa indipendente in Via Giuseppe Garibaldi
PUSIANO – PORZIONE DI CASA INDIPENDENTE € 100.000 | Rif. 967 Nel cuore del suggestivo nucleo storico di Pusiano, a pochi passi dal lago, proponiamo un’interessante porzione di casa indipendente dal grande potenziale. L’immobile, completamente da ristrutturare, si distingue per l’ottima esposizione solare e per la…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €417/m², the asking price is close to the local comparison level, but the property is completely to renovate, implying an effective cost of roughly €1,517/m² after works. Only about 100 m² is currently residential while another 100 m² is commercial, and the advertised 200 m² differs from the stated 240 m²; the lake and historic-center location add appeal but do not offset the renovation burden.
More on the house and the area
This is a substantial historic-center property with attractive old village character and a potentially interesting location near Lake Pusiano. However, the house is explicitly completely to renovate, and the polished kitchen, bedrooms, bathrooms and terrace shown are only proposed designs rather than existing features. It is a sizable renovation project, not a ready-to-live-in Italian 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€95,000 – €140,000
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.
- Completely to renovate; the staged interior images are project renderings, not existing rooms.
- Exterior shows severe damp, cracked and weathered façades, with no proof of current livable interiors.
- The ground floor is currently commercial, and conversion, utilities, permits and major construction costs need verification.
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 77/100The cluster is in the Triangolo Lariano at the foot of the Corni di Canzo, with pre-Alpine limestone mountains immediately around the settlement. The Lambro rises here, and the Segrino lake lies just south of the town. Monte Barro and the Lecchese pre-Alps are nearby, and the area is used for hiking on the mountain paths above Canzo. The nearest larger towns are Erba and Lecco, which provide rail links, shops and services; Como and Milan are farther but part of normal regional access. The area is known locally for the Corni di Canzo and the Segrino basin.