Rustici in montagna
Monti di Vercana – Quattro rustici in pietra con ampio terreno e vista lago mozzafiato Sopra Domaso, nel cuore incontaminato dei Monti di Vercana, a circa 1.000 metri di altitudine, proponiamo in vendita un affascinante complesso di quattro rustici tipici costruiti in pietra locale, con tetti in legno e piote in…
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
Four stone rustici at ~1000m altitude, two with collapsed roofs (ruins), all needing full renovation. No baths, 0 beds, not habitable. Price/m2 (433) is above the local median (382) despite ruinous condition, so the baseline offers no bargain edge — and remote alpine stone rustici typically carry very high renovation costs (roofs, access via footpath only, utilities). 1151 days on market signals the market has already rejected it. Access is only by a 500m footpath, no road to the buildings. Lake view and land are appealing but the 'connect/expand volume' claims are speculative and contingent on municipal approval. Missing energy class and bath/bed data. Renovation here would far exceed purchase price.
More on the house and the area
Stone alpine rustici at ~1000m above Lake Como with genuinely breathtaking panoramic lake-and-mountain views across multiple exterior shots. Wild flowering meadows, ~4500 sqm land, traditional piota stone roofs and historic vernacular character deliver strong scroll appeal. Bargain price (€433/m2) but heavily discounted for good reason: two units are roofless ruins, interiors are barns in raw disrepair, and access is by footpath at altitude. The setting and light are the real draw, not the buildings themselves.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,800/m², falls in this band.
Materials only, work you may do yourself€36,000 – €53,000
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.
- Two of four rustici have collapsed roofs; all need full renovation
- Interior photos show raw, derelict state (dirt floors, decaying beams)
- No utilities evident; ~1000m altitude, 500m from road via footpath only
- Lake is ~10km away, not adjacent
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 upper Lake Como mountains on the west side of the lake. Lake Como is within about 10 km in a straight line, with the Alto Lario shore around Gravedona and Dongo the nearest daily-service area, where there are shops, schools, health services and lake ferries. The area sits in the Lepontine Alps above the valleys that drain toward the lake. The Riserva Naturale Pian di Spagna e Lago di Mezzola lies nearby at the north end of Lake Como. The nearest substantial skiing is the Madesimo/Valchiavenna area, roughly an hour to an hour and a half by road depending on conditions. The area is known for mountain hamlets, chestnut and pasture slopes, and views over the north end of Lake Como.