Rustico in Gorla Maggiore
**GORLA MAGGIORE – RUSTICI CON GIARDINO PRIVATO** In caratteristica corte proponiamo in vendita due rustici completamente da ristrutturare, ideali per chi desidera realizzare una soluzione personalizzata. Gli immobili sono disposti su piano terra e piano primo, con una superficie di circa 35 mq ciascuno, per un totale…
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
Two rustici (35 sqm each) completely to renovate at 429 EUR/m2 vs baseline 382, so ~12% above median on a large sample. Priced above baseline despite being uninhabitable and requiring full renovation, which offsets the low absolute price. Positive: 200 sqm private garden, courtyard setting, fresh listing (1 day). Negatives: no habitable condition, no energy class or build year, and 'rustici' often carry rural/zoning constraints. Renovation from a shell state runs ~1000-1400 EUR/m2. Reasonable entry for a personalized project but not a bargain given it's over median for a ruin.
More on the house and the area
Two rustici in a courtyard setting in Gorla Maggiore, Lombardia, in a state of total disrepair. The standout feature is the decorative perforated-brick lattice work (typical of old hayloft/barn walls) and an exposed brick arch with timber-beamed loft structure, which lend genuine historic rural character. However, the buildings are effectively shells: rotting roof timbers, corrugated-asbestos patches, crumbling plaster and no habitable interiors. Setting is an ordinary residential village, no view or nature draw. At €30k for 70sqm plus a 200sqm garden the price is low, but renovation cost will vastly exceed purchase price. Appeal is limited to renovation-project seekers rather than a scroll-stopping wow.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€28,000 – €41,000
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.
- Complete ruin requiring full structural rebuild
- Roof and upper floor severely deteriorated with visible collapse
- No utilities, energy class, or room count listed
- Small 35sqm units in a shared courtyard, surrounded by modern houses
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 38/100The area lies in the lower Olona valley, with the Olona River and the wooded Parco del Medio Olona close by. It is part of the dense settlement belt between Busto Arsizio, Legnano and Gallarate, with Milan Malpensa airport within daily practical reach. Busto Arsizio is the nearest large town and has full services, rail connections and a substantial urban and industrial fabric. Lake Maggiore and the Varese prealps are farther north, but they are outside the immediate 15 km landscape. The area is known mainly for industry, commuting and the historic textile-manufacturing belt of the upper Milanese and lower Varesotto.