Complesso immobiliare
PER INVESTITORI . Complesso immobiliare composto dalla piena e intera proprietà delle Unità Immobiliari Catasto Fabbricati Comune di Cairate, Sezione CA , foglio 7 : mapp. 1480 sub da 1 a 15 costituenti Porzioni Ricreativa/scolastica; giardino ad essi pertinenti identificati al CT, Cairate (VA): mapp.3895,3898,478 e…
What it really costs
- Sold at judicial auction
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a judicial auction ("Data asta") and includes only 50% ownership of the access road, which are veto red flags. The description is for recreational/school units rather than a normal dwelling, so despite the low asking price of €15,356 (€102/m² vs €406/m² baseline), it is not a standard habitable home purchase.
More on the house and the area
The building has a long, faded villa-like facade and mature trees, so there is some atmospheric exterior appeal. But this appears to be a neglected former recreational/school complex rather than a usable home, with no evidence of habitable interiors and likely requiring a major conversion and renovation. At this price it is only a speculative project, not a dream home you could realistically live in soon.
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€59,000 – €88,000
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.
- Auction/investor lot; listing says image not real
- Looks like a former institutional/school complex, not a ready home
- Heavily neglected exterior with likely major full renovation needed
- No bathrooms or bedrooms stated; access road partly shared
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 38/100The area lies in the lower Olona valley, with the Olona River and the wooded Parco del Medio Olona close by. It is part of the dense settlement belt between Busto Arsizio, Legnano and Gallarate, with Milan Malpensa airport within daily practical reach. Busto Arsizio is the nearest large town and has full services, rail connections and a substantial urban and industrial fabric. Lake Maggiore and the Varese prealps are farther north, but they are outside the immediate 15 km landscape. The area is known mainly for industry, commuting and the historic textile-manufacturing belt of the upper Milanese and lower Varesotto.