Rustico/casale in Via Guido Bertini 7
Nel contesto residenziale e tranquillo di Barasso, in Via Bertini, proponiamo in vendita un rustico indipendente su tre lati e disposto su due livelli con giardino privato. La struttura, interamente da ristrutturare, si presta ad una redistribuzione totale degli spazi: PIANO TERRA ideale per la zona giorno con…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €55,000, the purchase price is €458/m², but the property is entirely to renovate; estimated all-in cost reaches about €1,558/m², far above the €354/m² local benchmark. The independent structure and private garden are positives, but they do not offset the heavy renovation burden.
More on the house and the area
This traditional Lombard farmhouse has attractive old stonework, exposed timber roofing, balconies and a generous private garden with mature trees. However, it is an empty renovation project rather than a usable home: the interiors are raw, with no visible finished floors, kitchen or bathrooms.
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€48,000 – €70,000
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.
- Full renovation required, including interiors, layout and likely all utilities.
- No bathroom, kitchen or finished living spaces are shown; the structure appears to be a raw rustico.
- Roof timbers and masonry should be professionally inspected 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 55/100The cluster is in the built-up area of Varese, so the resident setting is an urban area rather than open countryside. The Campo dei Fiori massif rises immediately north of the city, with Sacro Monte di Varese on its slopes and the Campo dei Fiori Regional Park within the same local area. Lake Varese lies just south-west of the city and Lake Maggiore is a short drive to the west. The nearest larger centre is Milan, while Varese itself has a full provincial-city range of services, rail links and hospitals. Sacro Monte di Varese is part of the UNESCO-listed Sacri Monti of Piedmont and Lombardy. The area is known for its chain of prealpine lakes and for access toward the Swiss border.