Rustico casale Via Tofane, 36, 20833, Giussano
Rustico casale Via Tofane, 36, 20833, Giussano. Needs renovation, autonomo heating, esposizione esterna, impianto tv con parabola satellitare.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €17,000 (€279/m²), the purchase price looks low, but estimated renovation brings the effective cost to about €979/m²—nearly three times the local €353/m² benchmark. The listing gives little detail beyond heating and satellite TV, with no bathrooms or bedrooms reported.
More on the house and the area
The €17,000 price is striking, but the photos show a neglected, partly roofless rustic structure rather than a ready home. The attractive yellow neighboring facade appears livable, while the property itself looks like a major restoration project with no proven interior amenities.
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€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.
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.
- Uninhabitable rustic structure with a visibly damaged or missing roof.
- No bathroom or bedroom is listed, and the interior condition is not shown.
- Substantial structural renovation and likely utility work will be required.
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 58/100The area is in the Brianza hills, with low wooded ridges and settled countryside between Como, Lecco and Monza. Lake Alserio lies within the local area, and Lake Pusiano is also close by; the Lambro valley runs through this part of Brianza. Como is the nearest larger provincial city, with rail links, services and the walled historic centre. The area is known for villas, parks and long-settled Brianza landscape rather than for major protected scenery.