Casa indipendente
COLICO - LOCALITA' VEZZEE' Proponiamo in vendita baita di 40mq nella località montana di Vezzeè, disposta su due livelli e compresa di cantina e giardino, con vista lago. Al piano terra si trova un locale adibito a cucina e soggiorno con camino tradizionale. Al primo piano, con ingresso sul retro, è disposta la…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Septic tank
- Heating
- Bathroom
See what needs doing and what each job costs
At €32,000 (€667/m²), the price is already above the local €414/m² benchmark. The house has no bathroom or sewer connection and relies on photovoltaic power and a water cistern, so making its 48 m² properly habitable could bring the total cost to roughly €90,000 before other uncertainties.
More on the house and the area
A highly characterful stone mountain cottage with exposed beams, a traditional fireplace, private outdoor space, and an exceptional Lake Como and Alpine panorama. The interiors are furnished and usable as a rustic holiday home, but the lack of any bathroom or sewage system means it is not a straightforward move-in home for full-time living.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€19,000 – €28,000
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.
- No bathroom or sewage system; this is a major livability limitation.
- Off-grid electricity relies on photovoltaic panels and a battery, while water comes from a cistern.
- Access is via the mountain hamlet, with communal parking about 200m away; the steep paths may be inconvenient.
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 89/100Lake Como is at the village, on the western shore of the upper lake, with steep pre-Alpine slopes rising directly behind the settlement. The centre of Dongo is a few kilometres south and Colico, at the head of the lake, is the nearest larger service town in daily use, with rail links, larger shops and road connections. Menaggio is farther south on the lake and provides additional services and ferry connections. The area is known for the lake landscape of narrow waterfront settlements, wooded slopes and mountain backdrops. The nearest ski lifts are in the Madesimo and Valchiavenna area, well over an hour away, so they do not define the immediate landscape.