Rustico in Cassano Magnago
In posizione centrale e ben servita, proponiamo in vendita una PORZIONE DI CASA COMPLETAMENTE DA RISTRUTTURARE, sviluppata su DUE LIVELLI collegati internamente, offrendo interessanti possibilità di redistribuzione degli spazi e valorizzazione. La disposizione attuale prevede: • Piano terra: tre locali e un…
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
Price €582/m2 vs baseline median €382/m2 means it sits above baseline, but this is a 170m2 farmhouse portion on two levels with garage/cellar/balcony, needing full renovation. Absolute price €99k is low; even adding ~€800/m2 renovation (~€136k) yields ~€235k total, plausible for the area. Fresh listing (6 days). Caveats: shared garden with another unit, 1900 build, no energy class, and 'completamente da ristrutturare' means uninhabitable now. Decent potential but factor renovation and shared-garden constraints.
More on the house and the area
A run-down portion of an early-1900s townhouse in central Cassano Magnago, entirely in need of renovation. Exterior shows heavily degraded plaster with green algae staining and peeling paint at street level. Interiors are dated but livable-looking, with terrazzo floors, old furniture, a period wrought-iron chandelier and a retro 70s-tiled bathroom—character present but nothing striking. The courtyard/garden is shared, and outbuildings (garage plus storage) are equally worn. Photos capture a typical Lombardy town setting with no view, unusual location, or standout architecture. The low price/sqm (€582) reflects the condition rather than offering a genuine bargain wow. Overall ordinary renovation project with limited visual appeal.
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€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.
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.
- Needs full renovation throughout
- Garden is shared with another unit
- Faded, weathered facade with visible moisture staining
- Dated interiors, fixtures and bathrooms from mid-20th century
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 43/100The cluster is in the built-up belt of the upper Milan plain between Gallarate, Busto Arsizio and the Malpensa airport area, so the immediate surroundings are urban and industrial rather than open countryside. The Ticino river and the Parco Lombardo della Valle del Ticino lie just to the west, with woodland, heath and river terraces. Lake Maggiore begins within roughly 15 km at Sesto Calende. Varese is the nearest larger provincial town, with rail connections and services. The area is known for Malpensa airport and the dense manufacturing and logistics corridor of the province.