Rustico Da Ristrutturare Gravedona Collinare con Giadino
Nel suggestivo borgo collinare di Peglio, a soli 5 km dal lago, proponiamo un affascinante rustico con perfetta muratura in pietra dal carattere autentico e con una splendida vista panoramica sul Lago di Como. L’immobile, indipendente su due lati, ha una superficie complessiva di circa 190 mq oltre al bellissimo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
Rustic stone farmhouse near Lake Como at €500/m2 vs baseline €382/m2 median, so ~31% above the median — not a bargain on raw price, but Como lake proximity and panoramic views justify a premium over the regional median. Needs full renovation: utilities (water, power, sewer) unconnected but nearby, top floor has low ceilings (1.5-2.7m). Structure is a plus — roof and floor slabs reportedly redone. At 190m2, expect ~€1000/m2 renovation for a habitable finish given utility connections and interior fit-out. Red flags: not currently habitable, 522 days on market (stale, suggesting price resistance), and missing building year/energy class. Total all-in cost roughly €95k + ~€190k reno ≈ €285k for a large lake-view home — reasonable but not exceptional. Fair deal for a buyer wanting a lake Como project.
More on the house and the area
The standout here is the panoramic Lake Como view (photos 1, 7) framed through a stone-arched opening in an alpine village setting - a genuine scroll-stopper. Authentic stone masonry, stone door surround (photo 4), vaulted cellars (photo 11) and exposed timber roof beams (photos 9-10) give strong historic character. Exterior stonework and village context are attractive. The €500/m2 price and included flat private garden with lake frontage add appeal, but the interior is a raw shell needing complete renovation, so the wow is driven by view, character and location rather than move-in condition.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€38,000 – €67,000
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 - utilities not connected
- Roof/floors reportedly redone but interiors are gutted
- Top floor has low min ceiling height (1.5m)
- On market 522 days
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 town, on the upper western shore where the lake opens into the Alto Lario basin. The lower slopes of the Lepontine Alps rise immediately behind the lakeside settlements, with the Valchiavenna and Valtellina mountain systems feeding into the north end of the lake nearby. Pian di Spagna lies at the head of the lake within about 15 km; it is a protected reserve of wetlands, reed beds and the Mera and Adda river mouths. The nearest ski lifts are small local stations in Valsassina and Valchiavenna at roughly an hour or more by road; the major Alpine ski domains are farther and do not define the immediate setting. Menaggio and Colico are the nearest larger centres for daily services, and Como is the main provincial city farther down the lake. The area is known for historic lakeside villages, Romanesque churches and olive terraces on the lower slopes, with boat links along the lake.