Casa di Paese
Casa di Paese. Needs renovation, autonomo heating, caminetto, esposizione esterna, armadio a muro, terrazzo, cantina.
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 €80,000, the estimated renovation-adjusted cost is about €1,641/m², versus a €352/m² benchmark for comparable low-cost homes in Lombardia. Bellano’s attractive lake setting and the documented fireplace, heating, terrace, and cellar add value, but the asking price remains far too high for a renovation project.
More on the house and the area
This is a real, usable village house with an exceptional elevated view over the Lake Como area, surrounded by mountain scenery and traditional rooftops. Stone walls, old shutters, terracotta roofs, a fireplace and terrace provide genuine character, but the home is dark and dated rather than move-in ready. It is a strong dream-home candidate for someone willing to modernize an authentic lakeside property.
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€17,000 – €30,000
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.
- The interiors are dated and require renovation, especially the kitchen and bathroom.
- Steep village access and multiple stairs may be difficult for some residents.
- Visible damp/weathering and unclear energy performance warrant technical inspection.
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 foot of the settlement, on the central-eastern shore where steep alpine slopes rise directly above the water. The Bergamo Alps and the Grigne group are close by, with Monte Legnone at the north end of the lake visible in the wider basin. The area is inside the Lake Como landscape rather than just near it, with Varenna immediately below providing ferry connections, a railway station, and the services of a small but established lakeside centre. The central lake around Varenna, Bellagio and Menaggio is one of the best known parts of Lario, with historic villas and gardens nearby including Villa Monastero and Villa Cipressi in Varenna. Lecco is the nearest larger town with full urban services. Varenna is on the Borghi più belli d'Italia list.