Casa indipendente su tre livelli con giardino.
RIF. 389012 - Nel caratteristico contesto di Via Cesare Battisti a San Siro, proponiamo in vendita una soluzione indipendente disposta su tre livelli. L'immobile è composto al piano seminterrato da un locale con angolo cottura e bagno, al piano terra da una cucina con accesso a un comodo terrazzino e al primo piano da…
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 €73,000 for 55 sqm, the ask is €1,327/sqm; with a typical 'needs renovation' allowance of about €700/sqm, the effective cost is roughly €2,027/sqm, far above the low internal baseline of €407/sqm for Lombardia townhouses. Positive points are the independent layout, terrace, 15 photos, and the Lake Como location, but on numbers this looks expensive for its condition.
More on the house and the area
This is a cute independent little house with a genuinely appealing Lake Como mountain-and-water glimpse and a green hillside setting. The key plus is that it is a real, usable home now: there is a kitchen, bathroom, floors and a finished bedroom, even if the interiors are plain and need updating. More charming starter cottage than jaw-dropping dream house, but the setting gives it real appeal at the price.
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€11,000 – €20,000
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 basic and dated rather than stylish.
- Some visible wear/damp-plaster issues suggest renovation or refresh is needed.
- View is partially interrupted by nearby buildings and power lines.
- Small 55 sqm layout over three levels may feel tight for full-time living.
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.