Bilocale in Via Lario 5
A San Siro, a soli 50 metri a piedi dal Lago di Como e dalla spiaggia, proponiamo in vendita questo grazioso monolocale di circa 40 m², situato in una posizione comoda e tranquilla. L'appartamento è composto da un unico ambiente ben organizzato, con zona notte con letto matrimoniale, zona soggiorno, cucina a vista e…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €90,000 (€2,250/m²), this compact apartment is priced well above the €767/m² local-stock benchmark, though the lakefront setting, covered parking and terrace add meaningful value. The listing describes useful features and 26 photos, but does not state the renovation condition, construction year or energy performance.
More on the house and the area
This is a bright, stylish, fully furnished and clearly livable apartment with a strong Lake Como setting: the balcony and nearby outlooks show blue water and dramatic mountains. The kitchen, bathroom, heating, double glazing and covered parking make it a realistic ready-to-use home, though its small studio format keeps it below dream-home territory.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €4,000
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 compact 40 m² single-room layout with limited privacy.
- The lake and mountain view is partial and framed by neighboring roofs.
- Only a small balcony is shown rather than a substantial terrace or garden.
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 91/100The cluster is on the western shore of Lake Como, with the lake directly in the local landscape and steep pre-Alpine slopes rising immediately behind it. Monte Bregagno and the Lepontine pre-Alpine ridges are above this stretch of shore, and the Val Sanagra and other short valleys cut down toward the lake nearby. Lake Como is the defining feature within the 15 km radius, with small harbours, waterfront hamlets and the road running along the narrow strip between water and slope. Menaggio is the nearest town of size, with ferry connections across the lake and the main local services for the central western shore. This part of the lake is known for the classic Lario shore landscape of deep water against mountain sides and compact historic lakeside settlements.