Casa Indipendente
Nel comune di Cerano d'Intelvi, vendesi rustico con terreno in località Ermogna. La zona è ottima perchè isolata e con una splendida vista sul lago di Como. E' raggiungibile con macchina 4 x 4 o adatta allo sterrato in 15 minuti da San Fedele Intelvi.
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Priced at 400 EUR/m2 vs 382 baseline, so no bargain against local median. It's a 'rustico' (rustic outbuilding) with land, isolated, no rooms/baths/condition/year/energy data, only reachable by 4x4 over dirt road in 15 min. Realistically a non-habitable ruin/agricultural structure requiring full renovation plus infrastructure/access costs. Lake Como view is the only upside. Low photo count and missing structural data compound the risk.
More on the house and the area
Photos show an alpine hillside pasture with autumn trees and a small stone rustic in the Intelvi valley near Lake Como. Setting is pleasant and isolated with claimed lake views, but the images emphasize open meadow rather than the building itself. No interior, no clear exterior of a compelling structure. Low price (€20k) reflects a modest 50sqm rustic needing renovation with difficult 4x4-only access. Nature and view offer mild appeal but nothing scroll-stopping.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,500/m², falls in this band.
Materials only, work you may do yourself€20,000 – €29,000
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.
- Structure barely visible in photos; only a small stone ruin shown
- No interior photos
- Access only by 4x4 over dirt road
- Rustic likely needs full renovation (condition unknown)
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 74/100The cluster is in the Intelvi area of the Prealpi Comasche, with steep wooded slopes and limestone ridges above Lake Como and Lake Lugano. Lake Como is close by at Argegno, and the Swiss border and the slopes above the Lugano basin are also nearby. The nearest ski area is Monte Sighignola at Lanzo d’Intelvi, with small local lifts and a short drive. Menaggio and Como are the nearest larger towns used for services, while the valley itself is known for mountain villages and old mule tracks linking the lake to the upland pastures.