Terratetto plurifamiliare in Alta Valle Intelvi
Pellio: casa semindipendente di circa 110mq sviluppata su quattro piani con giardino di proprietà. Al piano terra troviamo un'ampia cucina abitabile, salendo al primo piano troviamo una camera da letto matrimoniale con accesso al balcone, al secondo piano un'altra camera da letto matrimoniale, anch'essa con accesso al…
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
At €75,000 for 110 sqm, the asking price is €682/sqm; in habitable condition I estimate about €200/sqm renovation, for an effective €882/sqm. That is well above this low-stock baseline of €407/sqm in Lombardia townhouses, though the private garden, balconies, autonomy, and 35 photos support it as a real but not cheap listing.
More on the house and the area
This is a real, usable home rather than a project: furnished, heated, with kitchen, bathroom function implied, and solid finished rooms across multiple levels. The best wow comes from the aged Italian townhouse character, especially the tall old facade, stone stair, fireplace and top-floor exposed beams, plus a modest private garden/terrace. It feels more charming than spectacular, because the house is quite dated and the exterior needs cosmetic work.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €12,000
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.
- Exterior facade needs refreshing
- Interiors are dated and somewhat cluttered
- Only one bathroom shown
- No strong view is proven in the 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 77/100The cluster is in the Intelvi Valley between Lake Como and Lake Lugano, with the pre-Alps rising immediately around it, including Monte Generoso on the Swiss side and the Sighignola ridge above the valley. Lake Como is reached at Argegno and Lake Lugano at Osteno in roughly 10 to 15 km. The area is close to the Valle Intelvi regional landscape of forest, pasture and scattered villages, and it is known for mountain viewpoints and hiking on the ridge between the two lakes. Como is the nearest city of size, with rail services, motorway access and the main urban services of the province.