Rustico in Pianello del Lario
Vendesi rustico località tre terre ( coslia) di circa 80m.con piccola pertinenza ( 12m.) da ristrutturare.distante dalla strada circa 100metri. Bellissima vista lago
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
1800s rustico of ~80sqm near Lake Como (Pianello del Lario) with panoramic lake view, needs full renovation. Asking €1,225/m2 is over 3x the regional baseline median of €382/m2, though lakefront Como locations command premiums, so the baseline is a weak comparator here. The property is not habitable ('da ristrutturare') and sits ~100m from the road, implying access/logistics costs for renovation. Full gut renovation of a stone rustico typically runs ~€1,000/m2 or more, adding ~€80k, pushing total cost to ~€178k for a small unit. Missing energy class, room/bath counts. The lake view is a genuine draw and only 2 days on market, but at this price with heavy reno needs and limited size, the margin is thin. Fair for a location premium but not a bargain.
More on the house and the area
Derelict 1800s stone rustico above Lake Como in Pianello del Lario. The standout is the genuinely stunning panoramic lake-and-mountain view from the upper rooms and terrace (photos 2, 5, 7, 11). Historic character is present in the stone construction, arched doorways, exposed beams and old fireplace. However the interiors are gutted and decayed, the facade shows worrying cracks, and one annex has partly collapsed. The view carries the appeal; everything else is a heavy renovation project at a price that isn't a bargain.
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€16,000 – €28,000
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.
Show more
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.
- Complete gut renovation required — structural cracks visible on facade
- Collapsed/ruined outbuilding shown in final photos
- No access by road (100m from street)
- No functioning bathroom, kitchen or utilities
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 89/100Lake Como is at the village, on the western shore of the upper lake, with steep pre-Alpine slopes rising directly behind the settlement. The centre of Dongo is a few kilometres south and Colico, at the head of the lake, is the nearest larger service town in daily use, with rail links, larger shops and road connections. Menaggio is farther south on the lake and provides additional services and ferry connections. The area is known for the lake landscape of narrow waterfront settlements, wooded slopes and mountain backdrops. The nearest ski lifts are in the Madesimo and Valchiavenna area, well over an hour away, so they do not define the immediate landscape.