Splendida baita indipendente su tre lati con giardino
In una delle zone più caratteristiche e ricercate di Casargo, in località Piazzo, proponiamo in vendita una caratteristica baita libera su tre lati, una soluzione sempre più difficile da trovare, perfetta per chi desidera vivere la montagna autentica, immerso nella natura e nella tranquillità. La proprietà è…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Baita in Casargo priced at 750 EUR/m2 vs baseline median of 579, so ~30% above local median. Listed as habitable but the first floor is partly rustico (needs finishing into bedrooms), and access is foot-only ~150m from parking, which limits usability and resale liquidity. Basic services (aqueduct, Imhoff tank) present, no energy class, 1900 build. Only 2 days on market so no stale signal. Renovation to finish the rustic upper floor plus modernization estimated ~400 EUR/m2. Overall a fair mountain retreat but the above-median price and pedestrian-only access temper the deal. redFlag 'other' notes the foot-only access constraint.
More on the house and the area
Authentic 1900 stone baita in a sought-after mountain hamlet of Casargo, free on three sides. The strongest wow comes from the warm, well-restored interiors with characterful exposed original wooden beams, whitewashed stone walls, and pellet/wood stoves. Exterior shows attractive stone facade, flagstone terrace with potted flowers and green valley/mountain surroundings. The pedestrian-only access adds seclusion charm but is a practical caveat. Solid but not scroll-stopping; a cozy, rustic retreat at a reasonable €750/m2.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€14,000 – €23,000
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.
- Car-free access requires a ~150m walk from the parking point
- Only 1 official bedroom; second room is still 'al rustico' needing division/work
- No energy class listed
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 88/100Lake Como is at Bellano itself, on the eastern shore of the central lake. The area sits below the Lepontine Alps and the first high ridges above the lake, with the Grigne group nearby across the branch toward Varenna and Mandello. The Orrido di Bellano is in the village, a natural gorge cut by the Pioverna stream. The nearest ski lifts are at Pian delle Betulle above Margno, roughly 45 minutes by road, with larger ski areas farther up Valtellina. Lecco is the nearest town of size, with full services and rail links; Colico is the main small centre to the north on the upper lake. Varenna, a few kilometres south, is one of I Borghi più belli d'Italia. The area is known for the lake landscape, ferry connections across the mid-lake, and steep old villages and hamlets on the slopes above the shore.