Casa indipendente in Via Regina Margherita
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 una luminosa camera da letto. La...
What it really costs
See what needs doing and what each job costs
At €73,000 for 55 sqm, the asking price is about €1,327/sqm; with a modest habitable-renovation estimate of €200/sqm, the effective cost is about €1,527/sqm. That is far above this catalog's Lombardia country-house baseline of €579/sqm, so despite the independent layout and terrace, it looks weak on price.
More on the house and the area
This is a cute little independent lake-area cottage with a genuinely appealing exterior, greenery around it, and a partial lake-and-mountain view that gives it real dream value. It looks basically usable now, with kitchen, bathroom, floors and roof in place, but the interiors are very simple and need refreshing rather than offering instant wow. Charming and livable, but not a polished fantasy home yet.
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€4,000 – €6,000
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 are basic and dated rather than pretty.
- Some visible wear/damp/plaster damage, especially around the kitchen/bath areas.
- Tiny 55 sqm layout with the bathroom in the semi-basement storage level.
- View is partial between nearby buildings and overhead wires.
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.