Rustico in pietra con progetto approvato e vista lago
Lago di Como Sorico Rustico in pietra con progetto approvato, giardino e spettacolare vista lago Nel suggestivo contesto montano della Berlinghiera, nel Comune di Sorico, a circa 1.100 metri di altitudine e 10 km dalle rive del Lago di Como, proponiamo in vendita un caratteristico rustico in pietra completamente da…
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
This is completely to restore/reconstruct: at €82,000 for 83 sqm plus about €1,100/sqm renovation, the effective cost is roughly €2,088/sqm, versus a very low baseline of €389/sqm. Lake-view/tourism appeal and approved project help, but the high altitude, pedestrian-only access, and permit still pending make it expensive for its current state.
More on the house and the area
The setting is genuinely spectacular: huge Lake Como and mountain views, sunny exposure, private land, and a very romantic old stone ruin on the hillside. But this is still a complete project rather than a usable house, with reconstruction still tied to final permit completion. The approved design looks attractive and could become a dream retreat, yet today the wow is mostly in the location and potential, not current livability.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€33,000 – €49,000
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.
- Currently a roofless stone shell, not a livable home
- Full reconstruction/renovation required
- Permit process is not yet completed
- Pedestrian access only, about 100 m from parking
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 84/100The cluster is at the north end of Lake Como, with the lake immediately beside the settlement and the Lepontine Alps and Orobie rising around the upper Lario and lower Valtellina. The Adda enters the lake here and forms the Pian di Spagna wetland and the Riserva Naturale Pian di Spagna e Lago di Mezzola, a protected reedbed and river-mouth plain between Lake Como and Lake Mezzola. Lake Mezzola is within the same basin just to the north. Madesimo and Valchiavenna ski lifts are the nearest substantial skiing, roughly an hour by road depending on the lift base. Colico is the nearest town of some size, with rail links, services and lakefront facilities. The upper lake area is known for wind sports, wetland birdlife and as the meeting point of the Lario, Valtellina and Valchiavenna routes.