Rustico/casale in Via Roma 3
In posizione centrale proponiamo in vendita un locale open space da ristrutturare internamente. La metratura e la disposizione degli spazi consentono di realizzare un grazioso monolocale con bagno, offrendo un'interessante opportunità per chi desidera personalizzare gli ambienti. L'immobile è dotato di due finestre,…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €500/m² before works, this 30 m² open space needs internal renovation and a bathroom, bringing the estimated total to about €1,200/m² versus €352/m² for comparable local stock. The listing does not say it is currently habitable or confirm its residential status.
More on the house and the area
The yellow courtyard building, stone-trimmed archway, shutters, and covered passage provide attractive historic character. However, this is only a 30 sqm open space to be converted, with no bathroom, kitchen, or established living interior, so it is a renovation project rather than a usable home. At €15,000 it is an inexpensive foothold, but the conversion costs will be substantial relative to the purchase price.
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€6,000 – €11,000
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.
- Open-plan space requires internal renovation.
- No bathroom or kitchen is currently present.
- The property appears to use a shared courtyard and is directly on a town street.
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 49/100Binago lies in the low hills between Como and Varese, in the belt of woods, small fields and built-up villages north of the upper Olona plain. The Parco della Pineta di Appiano Gentile e Tradate is nearby, with pine and mixed woodland spread across this part of the province. The nearest larger towns are Como and Varese, which provide the full range of services, rail links and historic centres. Lake Como is farther away beyond the 15 km radius, so the immediate setting is not a lakefront one. This area is known more for its position in the urbanised Insubrian corridor near the Swiss border than for a singular landscape feature.