Porzione di casa indipendente
PORZIONE DI CASA INDIPENDENTE. Needs renovation, balcone, terrazzo, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
See what needs doing and what each job costs
Although the asking price is only €170/m², the 324 m² townhouse needs substantial renovation: at roughly €700/m², the effective cost is about €870/m² versus a local benchmark of €419/m². The balcony, terrace, cellar and panoramic view add appeal, but the listing does not say when it was built or provide an energy rating.
More on the house and the area
The panoramic mountain-and-valley outlook and very large rooftop terrace provide genuine appeal, with a strong alpine-town setting. However, the property is a rough renovation project rather than a mostly usable home: interiors are basic and unfinished, and several exterior areas show significant deterioration.
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€64,000 – €114,000
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.
- Substantial renovation appears necessary, with damp/rough interiors and deteriorated external areas.
- No finished kitchen or clearly usable bathrooms are shown in the gallery.
- The large terrace and roof structures should be checked for waterproofing and structural condition.
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 80/100Monte Barro rises directly above the area and the first ridges of the Lecchese Prealps begin here. Lake Annone is on the edge of Galbiate and the Lecco branch of Lake Como is a few kilometres east. Monte Barro Regional Park covers the hill between the lakes. The nearest town of size is Lecco, with rail links, hospitals and full services. The area is known for the meeting of prealpine slopes, small lakes and the upper Brianza settlements.