porzione di casa libera da terra a cielo di 224 mq
Cerchi un porzione di casa libera da terra a cielo? Magari con 5 camere da letto e giardino in corpo staccato ? In zona tranquilla e immersa nella natura, proponiamo in vendita soluzione indipendente situato in contesto abitativo di pochi abitanti. L'immobile risulta libero da terra a cielo, su due lati e disposto…
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 €99,000 for 249 sqm, the ask is about €398/sqm, essentially in line with the local baseline of €407/sqm. With a modest habitable-refresh estimate of ~€250/sqm (partly updated systems, roof/facade redone, but boiler to replace), the effective cost is ~€648/sqm: not a steal, but a solid large livable house with 29 photos and no major legal red flags.
More on the house and the area
This is a tall, cheerful village townhouse with a photogenic yellow facade, balconies, and some character elements inside like the fireplace, brick arches, and timber posts. The condition looks broadly solid and usable rather than derelict, with finished floors, bathrooms, windows, and heating, but it still feels partly stripped back and in need of cosmetic work and fitting-out to become truly inviting. At this size and price, it has strong practical value, though the wow comes more from scale and potential than from spectacular views or polished interiors.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€20,000 – €35,000
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.
- Interiors are habitable but mostly empty and somewhat plain/dated.
- Some rooms appear unfinished or missing a fitted kitchen.
- Street-facing townhouse setting with limited privacy and no proven garden.
- Panoramic-view tag is not really demonstrated by the photos shown.
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 74/100Monte San Giorgio is immediately above the area on the Swiss border, with prealpine wooded slopes and quarry faces linked to the fossil-bearing mountain that is UNESCO-listed across the border. Lake Lugano is a few kilometres east at Porto Ceresio. The cluster sits in the Valceresio, the corridor between Varese and the Mendrisio-Lugano area. Varese is the nearest town of size, with full services and rail connections, and the Swiss centres of Mendrisio and Lugano are also close for daily use. The area is known for the Monte San Giorgio fossil site and for the lake inlets and wooded prealpine ridge landscape of the border zone.