Rustico in pietra con spettacolare vista lago a San Siro
A soli 3 km dal lago e dal centro di San Siro, in una splendida posizione panoramica immersa nella tranquillità, proponiamo in vendita un caratteristico rustico in pietra con ampio terrazzo vista lago, ideale per chi desidera realizzare una casa di charme in uno dei contesti più suggestivi del Lago di…
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 be restored: using about €1,100/m² gives ~€60.5k renovation, so the effective cost is about €120.5k total, or ~€2,191/m² on 55 m². That is far above the low-stock baseline of €388/m² even after giving some credit for the Lake Como setting, lake view, terrace, and tourist appeal.
More on the house and the area
The lake-and-mountain view is genuinely spectacular, and the stone exterior has real old-rustic charm. But this is not a ready home: inside it reads as a basic storage shell with unfinished rooms, so the wow comes from the setting and potential rather than current livability. At €60k the outlook is dreamy, yet the heavy renovation keeps the score capped.
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€22,000 – €32,000
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.
- Completely to be renovated; currently a raw rustic shell rather than a livable home.
- Interiors appear without finished kitchen/bathroom and need full systems installation.
- No car access directly to the property; parking is about 40 m away on foot.
- Small size at about 55 sqm, so living space will be compact even after works.
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 91/100The cluster is on the western shore of Lake Como, with the lake directly in the local landscape and steep pre-Alpine slopes rising immediately behind it. Monte Bregagno and the Lepontine pre-Alpine ridges are above this stretch of shore, and the Val Sanagra and other short valleys cut down toward the lake nearby. Lake Como is the defining feature within the 15 km radius, with small harbours, waterfront hamlets and the road running along the narrow strip between water and slope. Menaggio is the nearest town of size, with ferry connections across the lake and the main local services for the central western shore. This part of the lake is known for the classic Lario shore landscape of deep water against mountain sides and compact historic lakeside settlements.