Rustico con giardino e scorcio sul lago!!
San Siro: in località Ai Monti, proponiamo in vendita due affascinanti rustici in pietra completamente indipendenti, immersi nella quiete e nella natura incontaminata del Lago di Como. La proprietà gode di assoluta privacy e di un’atmosfera autentica e riservata, circondata dal verde e dalle montagne, con splendidi…
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
Two stone rustici on Lake Como at 533 EUR/m2 vs baseline median 382 - above baseline but Lake Como location commands premium. 'Needs renovation' rustici in pietra are effectively ruins requiring full gut renovation (~1500 EUR/m2), so total cost lands around 32k + 90k = 122k for 60m2. Missing building year and energy class. Description leans heavily on speculative 'ristrutturazione e rivendita a scopo speculativo' language and expansion potential which is unverified until permits confirmed. Lake Como panoramic location with garden and renovation project already available is genuinely attractive, but the low price reflects the significant work required. Fair deal contingent on the quoted renovation estimate and confirming the ampliamento is actually permitted.
More on the house and the area
Two independent stone rustici in a quiet Lake Como hamlet (San Siro, Ai Monti). The standout is the panoramic Alpine setting — snow-capped peaks over the lake in several drone shots deliver a genuine great-view and nature appeal. Stone buildings with slate roofs have authentic rustic character. However, aerial photos reveal serious dilapidation: partly collapsed roofs, gutted interiors, full renovation required. At €32k / €533/m2 with a renovation project already prepared and expansion/merger permitted, the bargain-plus-view combination is the real draw rather than any finished wow. Currently a project, not a scroll-stopper.
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€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.
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.
- Needs full renovation - two ruined stone rustici, some roofs collapsed
- No building year or energy class data
- Como ~70 min drive, fairly remote hamlet location
- Photos of interiors absent; condition heavy
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.