Proprietà rustica in Alpino di Stresa s.n.c, Stresa,
Proprietà rustica in Alpino di Stresa s.n.c, Stresa,. Needs renovation.
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
See what needs doing and what each job costs
At €45,000 plus an estimated €70,000 renovation, the effective cost is about €1,150/m², far above the local sub-€100k farmhouse benchmark of €263/m². The description is extremely sparse and does not state the layout, utilities, or legal/habitability details.
More on the house and the area
The property has a genuinely exceptional Lake Maggiore-area panorama, extensive woodland, and attractive old stone farmhouse character. However, the buildings are rustic shells with visible deterioration and no usable interior shown, so this is a major restoration project rather than a home you could realistically live in now.
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€20,000 – €35,000
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.
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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.
- The main structure appears heavily deteriorated and likely uninhabitable without substantial reconstruction.
- Additional stone ruins are visible, with no evidence of a functioning kitchen, bathroom, utilities, or finished interiors.
- The wooded hillside setting may make access, services, and renovation logistics difficult.
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 88/100Mottarone mountain (1,491 m) sits between Lake Maggiore and Lake Orta and is within the 15 km radius. Lake Maggiore shoreline runs by Stresa and the Borromean Islands (Isola Bella, Isola dei Pescatori, Isola Madre) lie immediately offshore. Lake Orta and the town of Orta San Giulio are within roughly 10–15 km to the west. Ferry and boat services operate from Stresa to the Borromean Islands and along Lake Maggiore. A cable car and road access rise from Stresa to Mottarone; small ski lifts and summer-activity facilities are located on or near Mottarone (short drive). Verbania (Pallanza) is the nearest town of size, about 7–10 km away, with a railway station, shops, services and the Villa Taranto botanical gardens. The area is a long-established lakeside resort with villas, public promenades and regular passenger-boat connections.