Rustico in Livo
Rustico in Livo. Needs renovation, esposizione esterna, cantina.
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 €49,000 plus roughly €42,000 for renovation, the effective cost is about €1,517/m²—over four times the local €352/m² benchmark. The listing says it needs renovation, provides no photos, and gives very little detail, so the price is not justified.
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.
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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.
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 town, on the upper western shore where the lake opens into the Alto Lario basin. The lower slopes of the Lepontine Alps rise immediately behind the lakeside settlements, with the Valchiavenna and Valtellina mountain systems feeding into the north end of the lake nearby. Pian di Spagna lies at the head of the lake within about 15 km; it is a protected reserve of wetlands, reed beds and the Mera and Adda river mouths. The nearest ski lifts are small local stations in Valsassina and Valchiavenna at roughly an hour or more by road; the major Alpine ski domains are farther and do not define the immediate setting. Menaggio and Colico are the nearest larger centres for daily services, and Como is the main provincial city farther down the lake. The area is known for historic lakeside villages, Romanesque churches and olive terraces on the lower slopes, with boat links along the lake.