Due porzioni di fabbricato su 4 livelli con più locali
Due porzioni di fabbricato su 4 livelli con più locali Unico lotto composto da due porzioni di fabbricato da ristrutturare. Prima porzione su 4 livelli: piano terra con locali e ripostigli, primo piano con 2 camere e bagno, secondo piano con 2 camere e bagno, sottotetto con locali sgombero. Seconda porzione su 4…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly a judicial auction ("Data di asta", "Offerta minima", "Procedura"), which is a veto red flag for this catalog. It is also described as "da ristrutturare" on 634 sqm, implying roughly €697,400 renovation cost at about €1,100/sqm before considering the €39,768 starting price.
More on the house and the area
This is a very cheap, very large old village house with some modest character: beam ceilings, old tile floors, fireplaces, and traditional windows. It is not a ruin and appears structurally enclosed, but the interiors are tired, dim, and clearly in need of significant renovation before it would feel appealing to live in. The value is in the size and price rather than any strong visual wow.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€251,000 – €371,000
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.
- Needs full renovation and modernization across multiple floors.
- No clear scenic views, terrace, or attractive outdoor space shown.
- Auction property, so legal/occupancy checks are essential.
- Livability is uncertain despite existing rooms and bathrooms.
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 78/100The cluster is in the Grigne group at the top of the Valsassina side of Lecco, with steep prealpine slopes and limestone peaks immediately around it, including the Grignetta and Grigna Settentrionale massif within the local horizon. The Adda branch of Lake Como begins at Lecco just below Ballabio, within about 10 km. The area is tied to the Parco Regionale della Grigna Settentrionale on the Valsassina side and to protected prealpine mountain terrain around the Lecco end of the lake. The nearest ski area is the Piani di Bobbio above Barzio, roughly 15-20 minutes by road to the lift access depending on the exact starting point. Lecco is the nearest town of size and has full services, rail connections and the urban waterfront at the southeast end of Lake Como. The area is known for hiking, climbing and mountain access from the Lecco side of the lake.