Casa di campagna con ampio terreno
CASA DI CAMPAGNA CON AMPIO TERRENO CARATTERISTICHE: Caratteristica casa di campagna e con particolare charme, disposta su due piani con cucina con camino e soggiorno con camino al piano rialzato; due camere e balcone al piano primo, oltre a cantine al piano terreno, circondata da un ampio terreno in parte pianeggiante…
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 €57,000 for 122 sqm, the ask is €467/sqm, but the description says it "necessita comunque di lavori di ammodernamento," so I treat it as needing renovation at about €700/sqm; effective cost is roughly €1,167/sqm, far above the local baseline of €264/sqm. Positives are 79 photos and Cannobio/Lake Maggiore area, but access is only by a 15–20 minute footpath with a stream crossing, which materially limits usability and resale.
More on the house and the area
This is a genuinely atmospheric mountain farmhouse: the rustic façade, long wooden balcony, fireplaces and heavy timber ceilings create real old-house appeal. It looks like a usable habitable home rather than a shell, with characterful rooms and a lived-in structure, though the setting is remote and the outside/grounds need practical upkeep. The mountain backdrop and amount of land add real dream value, especially at this price.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €43,000
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.
- Access appears steep and semi-rural, with narrow stone paths and no obvious easy car approach
- Some exterior elements look rustic/aged and may need maintenance
- Land is quite overgrown and likely needs regular clearing
- Several photos are virtually staged, so interior polish may be presented optimistically
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 Maggiore is at the town, with the Swiss border and the western edge of the Lepontine Alps immediately behind it. The Cannobino valley runs inland from the lake through steep wooded slopes and small hamlets. The Parco Nazionale della Val Grande begins a short distance south-west of Cannobio, covering a large tract of roadless mountain terrain. The nearest substantial town is Verbania on Lake Maggiore, with ferry services, shops and regular town services; Locarno in Switzerland is also close to the north end of the lake. This stretch of upper Lake Maggiore is known for its lake-and-mountain setting and for historic lakeside towns.