Casa indipendente in Via Sant'Angela Merici 4
A due passi da tutti i servizi porzione di casa completamente da ristrutturare con doppio ingresso indipendente, giardino privato di ca 300 mq. Piano terra: 2 locali + bagno, cantina e locale hobby con camino. Primo piano: 2 locali, + un locale al rustico, terrazzino coperto con accesso al giardino, e balcone. Secondo piano: 2 locali + bagno e balcone....
What it really costs
See what needs doing and what each job costs
The house is explicitly 'completamente da ristrutturare', so I estimate about €1,100/m² renovation; that brings the effective cost to roughly €1,680/m² (€58,000 + ~€110,000 works over 100 m²). Against a low-stock baseline of €575/m² for Lombardia country houses, this is not a bargain despite the private garden and independent entrances.
More on the house and the area
There is some old-stone character, a private 300 sqm garden, and the price is low for the size. But this is explicitly a full renovation project, with no shown habitable interiors, so it reads more as a workable fixer than a dream home right now.
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€40,000 – €59,000
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.
- Completely to be renovated; not move-in ready.
- Only exterior photos are shown, so interior charm and condition are unproven.
- Some spaces are described as rustic/storage rather than finished living rooms.
- Access and outdoor areas look tight/overgrown and need clearing.
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 76/100The cluster is in the lower Veddasca valley on the slopes above Lake Maggiore, with the lake reached at Maccagno in a few kilometres. The area is part of the pre-Alpine belt on the Swiss border, with wooded ridges and valleys around Monte Lema and Monte Tamaro across the frontier. The Tresa river valley is nearby and links Lake Lugano to Lake Maggiore. The nearest town of some size is Luino on Lake Maggiore, which has rail links, ferry services and the usual shops and services for the upper Verbano. Maccagno con Pino e Veddasca on the lake has a marina and lakeside services. The area is known for its lake-and-mountain setting on the eastern side of northern Lake Maggiore and for cross-border access toward the Swiss canton of Ticino.