Palazzo - Edificio in Caslino d'Erba
L'immobile in vendita è un palazzo situato a Caslino d'Erba, in Via San Giuseppe, articolato su più livelli comprendenti il piano terra, il piano rialzato, il secondo e il terzo piano a sottotetto. La superficie complessiva è di 280 metri quadri e si compone di nove locali e tre bagni. Sono presenti due balconi che…
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 €37,000 for 280 sqm, the ask is just €132/sqm versus a €187/sqm local baseline, but with 'needs renovation' the estimated all-in cost is about €832/sqm (€132 + €700), far above the baseline. Large size and 3 bathrooms add utility, but no heating and a full renovation keep this from being a strong deal.
More on the house and the area
This is a large old village palazzo with some authentic multi-level character and a very low price per square meter. But the photos show tired, dim interiors and dated bathrooms, so it feels like a substantial renovation project rather than a beautiful home you could happily move into. It is usable as a building, not a ruin, yet the wow factor is modest.
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€55,000 – €98,000
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.
- Needs full renovation and has no heating system
- Interiors look dark and dated rather than immediately livable
- Exterior/courtyard is plain with limited visual appeal
- No proven views, garden, or standout setting in the photos
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 68/100The cluster is in the Brianza hills between the Triangolo Lariano and the plain, with the Corni di Canzo and the first pre-Alpine ridges within a few kilometres. Lake Alserio and Lake Pusiano are nearby, and the south branch of Lake Como begins around Lecco within daily practical reach but outside the immediate landscape. The area touches Parco Regionale della Valle del Lambro, and Monte Barro Regional Park is near Lecco. The nearest sizeable town is Como, with rail connections, services and the walled historic centre; Lecco is also close and functions as a larger service town on the lake. The area is known for wooded hills, small lakes, villas and long-settled Brianza villages.