Ampio rustico con terreno edificabile
RUSTICO DAL GRANDE POTENZIALE CON TERRENO EDIFICABILE – ANGERA FRAZ. BARZOLA Primacasa Servizi immobiliari propone in vendita ad Angera, in posizione tranquilla e immersa nel verde, un caratteristico rustico di circa 220 mq, completamente da ristrutturare, ideale per chi desidera realizzare una proprietà unica dal…
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 €55,000 for 250 sqm (€220/sqm), the asking price looks cheap versus the Lombardia farmhouse baseline of €382/sqm, but it is explicitly 'completely to be renovated', so I estimate about €1,100/sqm renovation, bringing the effective cost to roughly €1,320/sqm. Positives are the large size, 31 photos, buildable land and Angera/Lake Maggiore area appeal, but as a full restoration this is not a bargain on an effective-cost basis.
More on the house and the area
This has real farmhouse character: a dramatic double-height portico/courtyard, old beams, and a useful garden plot that could become very attractive. But the current house is firmly a renovation project, with tired rooms, damp damage and rough ancillary structures, so the wow is more about potential than immediate liveability. At €55k for 250 sqm near Angera/Lake Maggiore, the bargain effect is strong.
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€99,000 – €146,000
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.
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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.
- Completely to be renovated; not currently a livable home.
- Visible damp, worn interiors and unfinished courtyard structures.
- Large sheds/outbuildings are basic and may need major repair or removal.
- Rendering images show potential, not the current finished condition.
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 68/100Lake Maggiore is within about 5 km, with the south end of the lake around Angera and the Rocca di Angera immediately across the water. The area sits in the low hills and woods between Lake Maggiore and the lower Varese lakes. The Ticino valley and the Parco Lombardo della Valle del Ticino are within roughly 10 to 15 km to the west. The nearest larger town is Sesto Calende on the Ticino outlet of Lake Maggiore, with rail links, shops and services; Arona is also close across the regional border in Piemonte. Milan Malpensa airport is about 20 km away and matters more for noise and access than for landscape. The area is known for lake-edge towns, wooded morainic hills and access to boating on the southern basin of Lake Maggiore.