Porzione di casa
Abitazione unifamiliare di vecchia costruzione in contesto cortilizio disposta su tre piani fuori terra collegati da scale interne. L’immobile allo stato di fatto si presenta al rustico.
What it really costs
See what needs doing and what each job costs
Price of 199 EUR/m2 is roughly half the regional median (405), which looks attractive on paper. But the description is decisive: 'al rustico' means the property is a bare shell/rustic state — not habitable and requiring full renovation (structural, systems, finishes). Zero beds/baths and no condition, energy class, or building year confirm the property is unfinished. Realistic full-gut renovation on a 172 m2 three-story old building runs ~1000 EUR/m2 (~172k), dwarfing the 34.2k purchase price. Total all-in cost approaches or exceeds the finished market value, so the low headline price is not a true bargain but reflects the work required. Fresh listing (5 days) with a solid baseline sample.
More on the house and the area
A rough-state (al rustico) three-story unifinished townhouse in a courtyard setting in Cocquio-Trevisago, Lombardia. Interiors are bare concrete/plaster shells with debris, no functioning rooms, no bathrooms, and require complete renovation. Exterior is a plain aged village house with a small balcony and fenced yard. The low price (€34,200 / €199/m²) reflects the gut-renovation condition rather than any standout appeal. No striking views, historic charm, or notable natural setting evident. Ordinary village property with no scroll-stopping qualities.
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€34,000 – €60,000
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.
- Property is a gutted shell ('al rustico') requiring full renovation
- No bathrooms or finished interiors present
- No energy class, condition, or building year data
- Watermarked listing photos
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 78/100Lake Varese is at the edge of Gavirate. The Campo dei Fiori massif rises immediately north-east, with the Parco Regionale Campo dei Fiori covering the mountain above the lake. The nearest town of size is Varese, which has a full range of services and a substantial historic centre. This part of the province is known for its chain of prealpine lakes and wooded hills.