Fabbricato semindipendente con più unità
In posizione tranquilla e riservata, circondato dal verde e lontano dal traffico, proponiamo in vendita un interessante fabbricato semindipendente da ristrutturare, caratterizzato da ampie potenzialità di recupero e valorizzazione. La proprietà si presta perfettamente alla realizzazione di più unità abitative,…
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
Farmhouse in Lombardia (Dolzago) at 404 EUR/m2, roughly in line with the local baseline (median 382), so priced fairly for the area. Habitable structure with two existing apartments plus attic, 235 sqm for 95k is attractive given the recently redone roof (a genuine cost saving). Needs renovation, so budget ~800 EUR/m2 for a full refurb (~188k), still leaving total below new-build value. Fresh listing (6 days), 19 photos, clear description. Missing building year and energy class are the main data gaps; solid opportunity for investors or personalization.
More on the house and the area
Semi-detached farmhouse in Dolzago (Lombardia) at €95k for 235sqm (€404/m2), a genuine bargain. However the appealing interiors are clearly CGI staging renders, not the real condition — actual photos show peeling plaster, crumbling walls, corrugated debris and a rough courtyard. Recently redone roof is a plus. Exterior is unremarkable and requires major renovation. Main draw is price/potential, not visual wow.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€47,000 – €83,000
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.
- Interior photos (bedroom, living room) are AI-generated/CGI renders, not actual rooms
- Needs full renovation
- Property is a semi-detached fixer-upper with weathered facades and debris in yard
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 62/100The cluster is in the Brianza hills between the Adda valley and the lower foothills of the Prealpi Lombarde. Monte Brianza rises directly above this area, and the Adda runs a short distance to the west with the lakes of Garlate and Olginate nearby. The Montevecchia e Valle del Curone Regional Park begins a few kilometres to the south-west, with wooded ridges, fields and old farm hamlets. Lecco is the nearest town of size, with rail links, services and the branch of Lake Como at its edge. This part of Brianza is known for hill villages, mixed woodland and cultivated terraces rather than for a single monument or resort landscape.