Casa indipendente in Via Vittorio Emanuele 16
Nel comune di Stresa, in località Brisino, proponiamo in vendita rustico su 3 livelli di circa 220 mq con cortile privato e piccolo corpo indipendente come deposito. Al piano terra troviamo 3 locali con cantina e accesso al giardino sul retro, al primo piano troviamo un bagno e 4 locali ognuno con un proprio ingresso…
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
See what needs doing and what each job costs
At €85,000 for 220 m², the property needs roughly €242,000 of full renovation, producing an estimated all-in cost of about €1,486/m² versus €333/m² for comparable homes. Its Stresa location near Lake Maggiore adds value, but the scale of works and possible subdivision make this a weak deal at the current price.
More on the house and the area
This has genuine old-village character, with stone construction, timber galleries, a private courtyard, rustic outbuildings and a small garden. However, it is explicitly a complete renovation project: the visible spaces are mostly raw, weathered and utilitarian rather than a usable home, so the strong character is offset by substantial work.
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€87,000 – €129,000
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, not move-in ready
- Aging timber balconies, roofs and masonry need thorough structural assessment
- Photos show no finished kitchen or livable interior rooms
- Pedestrian-zone access may complicate renovation logistics and parking
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 92/100Mottarone (1,491 m) and the lower Alpine slopes lie within 15 km and form the mountain backdrop to the lake. The cluster sits on the shore of Lake Maggiore; the Borromean Islands (Isola Bella, Isola Madre, Isola dei Pescatori) lie immediately offshore. A cable car from Stresa climbs to Mottarone and there is a small ski area and lifts on Mottarone. Regular ferry/boat services operate on Lake Maggiore, including links along the lake and to Locarno (Switzerland). Stresa has a railway station on the Milan–Domodossola line and local road connections; the provincial capital Verbania is a few kilometres away with wider shops and services. Milan Malpensa airport is the nearest major airport (regionally important, reachable by road in under an hour). The Borromean Islands include historic villas and gardens that are a focus for visitors; the town functions as a lakeside resort and a launch point for excursions on the lake.