Immobile su tre livelli
Immobile su tre livelli. cantina.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
The €38,400 asking price is attractive at €202/m² versus a €354/m² local reference, but the three-level farmhouse has no stated condition, bedrooms, or bathrooms and only mentions a cellar. Assuming substantial restoration, the effective cost is about €1,302/m², making the deal weak until habitability and renovation needs are verified.
More on the house and the area
A genuine old Lombard farmhouse with exposed beams, traditional stone-and-plaster details, antique furnishings, and plenty of rustic character. It appears to be a functioning, furnished home with kitchen, bathroom, bedrooms, and heating, but it is heavily cluttered and needs substantial cleaning, redecoration, and maintenance rather than being an immediately photogenic dream 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€75,000 – €111,000
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.
- Very cluttered interiors and significant cosmetic deterioration, including peeling plaster and worn surfaces.
- No clear evidence of a garden, terrace, attractive view, or dedicated outdoor space.
- The condition of the roof, wiring, plumbing, and ancillary spaces should be professionally verified.
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 86/100Lake Maggiore is at the town, with the long western shore of the Varese side and views across to the Borromean Gulf and the lower Ossola mountains. The Campo dei Fiori Regional Park and the first Varese Prealps are nearby, and the Monte Sasso del Ferro cable car rises above Laveno to the ridge over the lake. The nearest larger town is Varese, with full services, rail links and provincial institutions. The area is known for lake travel on Maggiore, ferries across to Intra, and for the ceramic tradition of Laveno.