Bilocale in Via XI Febbraio
In contesto storico situato in zona CENTRALE proponiamo in vendita appartamento di DUE LOCALI di ca. 60 mq disposto su due livelli abitativi COMPLETAMENTE DA RISTRUTTURARE, ad eccezione del tetto che è stato rifatto nel 2019. La soluzione è così composta: al PIANO TERRA soggiorno con cucina a vista e bagno; scala…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
- Wiring
- Windows
See what needs doing and what each job costs
At €35,000, the purchase price is €583/m², but the apartment is completely to renovate; allowing about €900/m² despite the 2019 roof gives an effective cost near €1,483/m², well above the local €769/m² benchmark. Its central historic setting and included cellar help, but the renovation burden makes this a weak deal unless works are completed unusually cheaply.
More on the house and the area
This is a characterful historic stone dwelling in a dense village courtyard, with traditional roof tiles and some appealing old masonry. However, it is a genuine renovation project rather than a livable home: the interiors are damp and neglected, access elements are degraded, and only the roof is reported as renewed.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €21,000
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 requires renovation; interiors show damp, damaged ceilings and deteriorated finishes.
- The upper wooden balcony and internal staircase appear structurally unsafe and need expert inspection.
- No usable kitchen or bathroom is visibly presented; utilities and accessibility should be 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 78/100The cluster is in the Triangolo Lariano, in the pre-Alps between the Como and Lecco branches of Lake Como. Monte San Primo and the surrounding ridges are within this area, with wooded slopes and open mountain pasture above the villages. Lake Como is close by at Nesso and Bellagio on the western side of the triangle. The area lies next to the Corni di Canzo and the regional park of Monte San Primo. The nearest ski area is the small local field at Monte San Primo above Bellagio, while the larger lifts of the Valsassina are farther away and do not define the immediate setting. Erba is the nearest town of size, with rail links, services and schools, and Como is the main city for wider services. The area is known for mountain roads and cycling, including the Muro di Sormano climb.