Rustico da ristrutturare
Sei alla ricerca di una casa con carattere, circondata dalla natura e con un grande potenziale di personalizzazione? Questa proprietà unica offre una combinazione perfetta di privacy, spazio verde e uno stile autentico. Punti di Forza: Ampio Terreno Privato: La proprietà si estende su un vasto terreno boschivo…
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
At €85,000 for 266 sqm, the asking price is only €320/sqm versus a €407/sqm local baseline, but with a realistic renovation budget of about €700/sqm the effective cost rises to roughly €1,020/sqm. The large private wooded land, fireplace/terrace, and plausible 'needs renovation' description support a solid project, but it is not a standout bargain once works are included.
More on the house and the area
The mountain view and large wooded plot give this house real dream value, and the old fireplace, beams and vintage rooms add authentic character. It looks like a solid, usable home rather than a shell, but the interiors are tired and need meaningful updating to become truly comfortable. At €85k for 266 sqm with land, it has strong potential more than immediate wow.
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€53,000 – €93,000
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.
Show more
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.
- Interiors are dated and clearly need renovation/modernisation.
- Only one bathroom shown for a large 266 sqm house.
- The plot borders the main road, so privacy may come with traffic noise.
- Photos do not show a modern kitchen or fully updated 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 61/100The cluster sits in the Brianza hills between the Adda valley and the first ridges below Monte Resegone and Monte San Genesio. The Adda river is within the local area, with the river corridor around Paderno and Brivio forming the main natural feature nearby. Montevecchia and the Curone Valley Regional Park lies partly within this area, with wooded hills, fields and small ridges typical of upper Brianza. The nearest larger towns are Merate and Lecco; Lecco has a full provincial town role on the branch of Lake Como, while Merate provides everyday services. Lake Annone and the southern end of Lake Como are reachable nearby, but the immediate setting is chiefly settled hill country rather than lakefront. This part of Brianza is known for mixed residential settlement, small industry, farmland and historic villas scattered through the hills.