Rustico con giardino e vista lago!!
Alle porte della rinomata Menaggio, nella tranquilla località di Lucena, nel comune di San Siro, proponiamo un affascinante rustico completamente indipendente, immerso nella quiete più assoluta e valorizzato da una splendida vista frontale sul Lago di Como. La proprietà, già corredata da progetto di ristrutturazione,…
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
Lake Como rustico near Menaggio at 867 EUR/m2, ~2.3x the local baseline median (382) but that baseline likely mixes lower-value inland stock; prime lake-view frontage in San Siro commands far more, so the asking price is attractive for the location. Needs full renovation (piano sottostrada bedrooms, no energy class, no building year) — budget ~1200 EUR/m2 for a quality rustico rebuild. Positives: independent, no condo fees, panoramic lake view, existing renovation project, private garden. Risks: not currently habitable, missing energy/year data, below-grade bedrooms limit natural light. Solid opportunity for a renovation/holiday-home play but not a turnkey diamond.
More on the house and the area
Authentic stone rustico above Lake Como with a genuinely stunning frontal lake and mountain view (photos 1, 8, 9 show snow-capped peaks over deep blue water). The dry-stone character and terracotta roof give real historic charm, and at €52k / €867/m² near desirable Menaggio the bargain-with-a-view angle is strong. Tempered by the raw needs-renovation condition, tight village context, and below-grade sleeping quarters, but the setting and price make it a scroll-worthy fixer.
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€24,000 – €35,000
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.
- Needs full renovation - currently a shell
- Living space in sottostrada (below-grade) bedrooms
- Cluttered village setting with adjacent buildings
- Small at 60 sqm
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 91/100The cluster is on the western shore of Lake Como, with the lake directly in the local landscape and steep pre-Alpine slopes rising immediately behind it. Monte Bregagno and the Lepontine pre-Alpine ridges are above this stretch of shore, and the Val Sanagra and other short valleys cut down toward the lake nearby. Lake Como is the defining feature within the 15 km radius, with small harbours, waterfront hamlets and the road running along the narrow strip between water and slope. Menaggio is the nearest town of size, with ferry connections across the lake and the main local services for the central western shore. This part of the lake is known for the classic Lario shore landscape of deep water against mountain sides and compact historic lakeside settlements.