Porzione di casa abitabile in posizione tranquilla
Nella tranquilla frazione di Calvasino, a pochi minuti dalla riva del lago e dai principali servizi del paese, porzione di casa semindipendente da ristrutturare in parte. L’immobile, di antica origine, è costituito un appartamento con ingresso autonomo disposto su due livelli oltre ad un locale utilizzato fino a pochi…
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 €75,000 for 110 sqm, the asking price is €682/sqm; with moderate renovation works including heating and bathrooms, I estimate about €500/sqm extra, for an effective €1,182/sqm. That is well above your low-stock baseline of €407/sqm, but the lake location near the shore, 33 photos, and the fact it is already habitable support a still decent score; drawbacks are no car access and only partial lake view from a shared outdoor area.
More on the house and the area
This has real old-stone Lombardy character, with a very atmospheric village setting under the mountain and some appealing exposed masonry inside. It is a genuine house rather than a shell, with roof, floors, kitchen, bedrooms and bathrooms already in place, but it clearly needs modernization and practical work before it feels fully comfortable. The wow is more in the rustic bones and location than in polished beauty or private views.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€13,000 – €21,000
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 renovation and service upgrades, including heating
- Bathrooms and interiors look basic/unfinished in parts
- No direct car access; parking is nearby
- Lake view is only from a shared exterior area, not from the main interiors
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 91/100Lake Como is on the doorstep, and Lezzeno sits on the eastern shore of the lake between the water and the steep pre-Alps above it. The Triangolo Lariano rises immediately inland, with Monte San Primo the main summit in the local range. The area is part of the Lake Como landscape, with narrow lakeside settlements, wooded slopes and historic villas and gardens around the central lake; Bellagio is the nearest well-known town of size on this part of the lake, with ferry connections and visitor services. The nearest ski area is Monte San Primo, a short drive inland, though it is a small local field rather than a major Alpine resort. The area is known for the central Lake Como shore and for long-established lakeside villages on the old road between Como and Bellagio.