Casa indipendente in Via San Giacomo 36
Casa semi-indipendente con vista lago – Vestreno A Vestreno, nel comune di Valvarrone, in Via San Giacomo 36, proponiamo in vendita una casa semi-indipendente disposta su più livelli, con una suggestiva vista sul lago e sulle montagne circostanti. Un panorama che si apre oltre i tetti del paese e dona alla proprietà un…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
- Connections
See what needs doing and what each job costs
At €174/m², the asking price is far below the local €416/m² reference, with lake views and 131 m² of space. However, the house needs substantial updating, utilities must be reactivated, and after an estimated €700/m² renovation the effective cost rises to roughly €874/m²; the listing does not clearly state its current condition.
More on the house and the area
This is a genuinely atmospheric hillside village house with an exceptional Lake Como-area view, traditional stonework, old tiled roofs, and a fireplace. The interior is a real multi-room home with functioning bathroom, kitchen, floors, and utilities connections, but it is very dated and would need meaningful renovation before feeling comfortable and dependable.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€26,000 – €46,000
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.
- The lake and mountain panorama is exceptional, but the house itself needs substantial cosmetic renovation and modernization.
- Several roof sections and exterior walls appear weathered and may require inspection or repair.
- Electricity and water connections are present but currently inactive; the heating system uses a gas cylinder.
- Access is via steep cobbled pedestrian lanes, with no obvious private 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 89/100Lake Como is at the village, on the western shore of the upper lake, with steep pre-Alpine slopes rising directly behind the settlement. The centre of Dongo is a few kilometres south and Colico, at the head of the lake, is the nearest larger service town in daily use, with rail links, larger shops and road connections. Menaggio is farther south on the lake and provides additional services and ferry connections. The area is known for the lake landscape of narrow waterfront settlements, wooded slopes and mountain backdrops. The nearest ski lifts are in the Madesimo and Valchiavenna area, well over an hour away, so they do not define the immediate landscape.