Trilocale in Via Adamello 14
TRILOCALE A ESINO CON GIARDINO A Esino Lario, a pochi chilometri da Varenna e dal Lago di Como, proponiamo in vendita trilocale con giardino. L’appartamento, situato al piano terra di un piccolo e curato contesto condominiale, si compone di ingresso, angolo cottura con zona pranzo da cui si accede al giardino,…
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 €81,000 (€920/m²), the asking price is already above the local €767/m² benchmark; allowing roughly €17,600 for modest updating brings the effective cost to about €1,120/m². The apartment appears functional and benefits from a private garden and proximity to Lake Como, but the listing does not state its condition or building age, and energy class G may mean higher future costs.
More on the house and the area
This is a genuinely livable two-bedroom apartment with a fitted kitchen, working bathroom, attractive historic patterned floors, and abundant natural light. The ornate villa exterior, private garden access, and mountain-village setting near Lake Como give it real dream-home appeal, although the interiors are comfortable rather than luxurious.
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€6,000 – €10,000
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.
- Energy class G may imply higher heating costs and future efficiency work.
- The garden looks established but somewhat overgrown and may require maintenance.
- The apartment is in a shared condominium setting with only one bathroom.
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 91/100Lake Como is at the foot of the settlement, on the central-eastern shore where steep alpine slopes rise directly above the water. The Bergamo Alps and the Grigne group are close by, with Monte Legnone at the north end of the lake visible in the wider basin. The area is inside the Lake Como landscape rather than just near it, with Varenna immediately below providing ferry connections, a railway station, and the services of a small but established lakeside centre. The central lake around Varenna, Bellagio and Menaggio is one of the best known parts of Lario, with historic villas and gardens nearby including Villa Monastero and Villa Cipressi in Varenna. Lecco is the nearest larger town with full urban services. Varenna is on the Borghi più belli d'Italia list.