Porzione di casa con giardino privato a Varese (VA)
Codice Annuncio: V001362 Offerta Minima: 27.000,00 Prezzo Base: 36.000,00 Valore di Perizia: 100.000,00 Data e Ora dell'Asta: 29/10/2026 15:00 Termine presentazione offerte: 27/10/2026 15:00 <hr> L’immobile è oggetto di Procedura Esecutiva Immobiliare ed è da noi selezionato e proposto per offrire al futuro Cliente…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly a judicial auction ('Procedura Esecutiva', 'Asta', minimum bid EUR 27,000), which is an automatic veto under the rules. Even though the ask is EUR 176/m2 and the baseline is EUR 405/m2, auctions are scored as trap regardless of apparent discount.
More on the house and the area
This is a large, very cheap townhouse with a private outdoor area, so there is some practical dream value. But the photos show a plain, worn house with dark rooms, basic finishes, clutter and an overgrown garden rather than any real visual wow. It looks like a roofed, usable house needing significant refresh/renovation, not a romantic move-in-ready Italian home.
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€30,000 – €54,000
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 clear renovation and cleanup before comfortable living
- Garden/external area is currently overgrown and unusable as shown
- Auction sale: legal/technical documentation must be checked carefully
- Photos include likely non-property generic/render images, so presentation is unreliable
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 71/100The cluster sits in the Valceresio at the foot of the pre-Alpine slopes on the Swiss border. Lake Lugano is within about 10 km at Porto Ceresio. Monte San Giorgio, on the Italian-Swiss side of the lake, is a UNESCO World Heritage site for its Triassic fossils. The nearest larger town is Varese, with services, rail links and the Sacro Monte di Varese UNESCO site farther southwest. The area is known for wooded hills, small border valleys and cross-border commuting toward Mendrisio and Lugano.