Bregazzana
Vendesi nel borgo di Bregazzana rustico su due piani attualmente magazzino/ garage,; trasformabile in abitazione, completamente da ristrutturare. ideale per impresa. DA VEDERE
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Structure
- Roof
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €38,000 (€507/m²), this two-floor property is currently described as a warehouse/garage rather than a dwelling, and it is completely to be renovated. Although the listing claims it can be converted into a home, legal feasibility and the substantial renovation cost must be verified before considering it.
More on the house and the area
The rough stone walls, old timber roof, rustic beams, and arched opening give this small village property genuine historic character. However, the gallery shows an unfinished storage/garage shell with dirt or rough floors, deteriorated interiors, and no evidence of residential facilities, so it is a substantial renovation project rather than a home you could realistically live in now.
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€30,000 – €44,000
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.
- Currently a warehouse/garage, not a livable home; there are no bathrooms, kitchen, or bedrooms.
- Major renovation is required, including floors, interiors, utilities, and likely structural work to the old timber levels.
- The property is in a very tight village setting with no visible garden, terrace, or notable view.
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 55/100Monte Campo dei Fiori and its summit (about 1,226 m) lie immediately to the south of the town; the Parco Regionale Campo dei Fiori covers part of those hills. Lago di Varese is at the town’s northern edge and within the local area. Lago di Monate and Lago di Comabbio lie within roughly 10–15 km to the northwest and west, and the shore of Lake Maggiore is also within about 15 km. The Sacro Monte di Varese (one of the Sacri Monti of Piedmont and Lombardy) is on a hillside above the city and is part of a UNESCO World Heritage site. The immediate landscape is Pre‑Alpine: hills rising to forested ridges, with agricultural land and built-up areas intermingled within the 15 km radius. The town provides railway and road connections toward Milan; the nearest international airport used for routine travel is Malpensa (around 20–25 km). The area is commonly associated with its lakes, villa culture and the Sacri Monti pilgrimage sites.