Casetta indipendente con giardino e vista Lago di Como a Noceno
Nel caratteristico borgo montano di Noceno, frazione di Bellano (ex Comune di Vendrogno), a mezz'ora di auto dal lago (15 km dal centro di Bellano) proponiamo in vendita una graziosa casetta indipendente libera su quattro lati, ideale come casa vacanze o rifugio immerso nella tranquillità della natura. L'immobile è…
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 €69,000 for 75 sqm, the ask is €920/sqm; with a habitable-condition allowance of about €200/sqm, effective cost is roughly €1,120/sqm versus a very low internal baseline of €407/sqm in Lombardia townhouses. The premium is offset somewhat by Bellano/Lake Como appeal, views, independence, and 29 photos, but the pedestrian-only access and hamlet with no services keep it from scoring higher.
More on the house and the area
This is a real usable little house, not a project: roofed, finished, furnished and ready for simple holiday-home use. The strongest wow comes from the private garden and open mountain-and-lake setting, which feels peaceful and genuinely dream-worthy. Interiors are clean but dated, so the romance is more in the location than in the rooms.
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€5,000 – €8,000
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 is only on foot via about 100 metres of path and steps.
- The lake view appears partial/seasonal, with trees screening much of it in summer.
- Interior is habitable but dated and fairly basic rather than stylish.
- Borgo setting is very quiet but without local services.
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 Como is at the village, on the western shore of the upper lake, with steep pre-Alpine slopes rising directly behind the settlement. The centre of Dongo is a few kilometres south and Colico, at the head of the lake, is the nearest larger service town in daily use, with rail links, larger shops and road connections. Menaggio is farther south on the lake and provides additional services and ferry connections. The area is known for the lake landscape of narrow waterfront settlements, wooded slopes and mountain backdrops. The nearest ski lifts are in the Madesimo and Valchiavenna area, well over an hour away, so they do not define the immediate landscape.