Villa "Borgato" | Duno
L'immobile è composto da ambienti distribuiti su due livelli, per un totale di c.a. mq. 130, al piano terra troviamo un'accogliente portico, zona di ingresso, ampia cucina abitabile e soggiorno con grazioso camino, oltre a bagno di servizio finestrato; comoda scala in muratura che da accesso al piano primo dove…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €80,000 for 130 sqm, the ask is €615/sqm; assuming habitable condition, the effective cost is about €815/sqm including ~€200/sqm for updates, well above the local baseline of €432/sqm. Positives are the 2009 renovation, garden, terrace, garage and panoramic setting, but on pure numbers it does not look discounted for this catalog.
More on the house and the area
This is a real, usable home: renovated, furnished, with kitchen, bathrooms, terrace and garden, so it feels genuinely habitable rather than a project. The wow comes from the detached house form, flowering garden and broad mountain outlook from the terrace. It is more charming than spectacular inside, but at €80k for a livable villa with outdoor space and views, it has strong dream-to-reality appeal.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €14,000
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.
- Interiors shown are functional but fairly plain, with limited character.
- Garden is attractive but currently overgrown and needs maintenance.
- Mountain view is lovely, but there are nearby buildings, wires and a sports field in sight.
- Garage is not on the property and is a few minutes' walk away.
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 72/100The cluster is in the Valcuvia, with the foothills of the Prealpi Varesine immediately around it. Lake Maggiore is within about 15 km, and Lago di Ghirla and Lago di Ganna are also nearby. The Campo dei Fiori Regional Park lies to the south-east, with the Monte Campo dei Fiori massif as the main relief of the area. The nearest substantial town is Luino on Lake Maggiore, with rail links, ferry services and the main everyday services for the upper Verbano area. This part of the province is known for wooded prealpine valleys, small lakes, and road access toward the Swiss border and the Lake Maggiore shore.