Casa singola di generosa metratura con box
CASA SINGOLA DI GENEROSA METRATURA CON BOX. Needs renovation, autonomo heating, garage, mansarda, armadio a muro, balcone, impianto tv con parabola satellitare, parzialmente arredato, cantina, esposizione doppia.
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
At €85,000 (€409/m²), the 208 m² villa appears inexpensive, but renovation at roughly €700/m² brings the estimated effective cost to about €1,109/m²—far above the local comparison level of €432/m². Its garage, cellar, balcony and panoramic view add value, but the listing does not say the building year or energy class.
More on the house and the area
A substantial, solid-looking 208 m² house with balconies, garage, cellar and excellent mountain views from the upper level. The interiors are fully usable—with functioning kitchen, bathroom, heating and finished floors—but dated and in need of renovation, so this is a real home rather than a bare project.
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€41,000 – €73,000
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.
- Interiors are dated and need renovation or substantial cosmetic updating.
- The house is in a built-up village setting rather than having a large private garden.
- Exterior woodwork and some surrounding works appear to need maintenance.
- Mountain access and winter conditions may be practical considerations.
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 88/100Lake Como is at Bellano itself, on the eastern shore of the central lake. The area sits below the Lepontine Alps and the first high ridges above the lake, with the Grigne group nearby across the branch toward Varenna and Mandello. The Orrido di Bellano is in the village, a natural gorge cut by the Pioverna stream. The nearest ski lifts are at Pian delle Betulle above Margno, roughly 45 minutes by road, with larger ski areas farther up Valtellina. Lecco is the nearest town of size, with full services and rail links; Colico is the main small centre to the north on the upper lake. Varenna, a few kilometres south, is one of I Borghi più belli d'Italia. The area is known for the lake landscape, ferry connections across the mid-lake, and steep old villages and hamlets on the slopes above the shore.