Terratetto a Gignese
Gignese – Intero stabile su tre livelli. Nel caratteristico borgo di Gignese, a pochi minuti dal Lago Maggiore, proponiamo in vendita un intero stabile di circa 117 mq, disposto su tre livelli. L'immobile offre una distribuzione degli spazi funzionale e si compone di: Piano terra: accogliente zona giorno con soggiorno…
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
Habitable townhouse (117 sqm) at 855 EUR/m2, ~2.4x the regional median of 351 EUR/m2, so priced above baseline but the median is a broad regional figure and Gignese near Lago Maggiore is a desirable tourist area, which supports a premium. Whole building on three levels, 2 beds/2 baths, listed as habitable but the description notes it needs personalizing, implying cosmetic work (~400 EUR/m2). Fresh listing (0 days) with 34 photos. Missing energy class and sea/lake distance detail. Net: a reasonable but not standout deal given the location premium.
More on the house and the area
An entire three-level townhouse in the characteristic hillside village of Gignese near Lake Maggiore. Interiors are cozy with terracotta floors, exposed wooden beams, a stone fireplace, and stained-glass window details giving authentic rustic charm. However the decor is dated and the exterior sits on tight village lanes with no view or notable outdoor space. Attractive price per sqm (€855/m2) offers some bargain appeal, but nothing that stops the scroll.
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.
- Located on narrow village alleys with no visible views
- Dated interior furnishings and finishes
- No energy class listed
- Building from 1960, may need modernization
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 84/100The cluster is on the slopes above Lake Maggiore, with the lake shore at Stresa and Baveno within about 10 km. Mottarone rises immediately inland above Gignese, and the lower western Ossola and Verbano pre-Alps frame the area. The closest ski area is Mottarone, with lifts on the mountain about 10 km away by road. Lake Orta lies just beyond Mottarone, with the near shore around Omegna roughly 15 km away. Stresa is the nearest town of size, with ferry connections on Lake Maggiore and the Borromean Islands offshore. The area is known for the lake-and-mountain landscape of the Verbano and for access to Mottarone’s panoramic ridge.