Villa in vendita a Ghiffa, Deccio
Spendida cascina panoramica con progetto di trasformazione e 2.300 mq di terreno – Ghiffa (VB). Sulle suggestive colline di Ghiffa, in una posizione panoramica di rara bellezza, proponiamo in vendita una caratteristica cascina di circa 60 mq, immersa nel verde e circondata da un terreno terrazzato di circa 2.300 mq,…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
The text says this is currently a cascina with a project still being approved for conversion into a civil dwelling, so it is not yet legally habitable; that is a veto red flag. At €100,000 for 59 sqm (€1,695/sqm) before major conversion works, it is also far above the local stock baseline of €318/sqm despite the lake-view setting.
More on the house and the area
The lake-and-mountain panorama is genuinely spectacular, and the stone cascina in the woods has real rustic charm. But this is still a project rather than a usable home: the images show an old rural structure and renderings of what it could become, not a finished livable house. Dreamy setting, limited present-day livability.
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€23,000 – €35,000
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.
- Not yet a real home: photos show a rustic outbuilding/cascina, not finished habitable interiors.
- Conversion to civil habitation is only in project/approval stage.
- Pedestrian access only, with a 5–10 minute walk from the village.
- Steep terraced land may limit easy everyday use.
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 88/100Lake Maggiore is at the foot of the settlement, on the western shore above Verbania. The slopes rise immediately into the pre-Alps of the Val Grande area, and the Val Grande National Park begins a short distance inland. The Sacro Monte della Santissima Trinità di Ghiffa is a UNESCO site above the lake. Verbania is the nearest town of size, with the main services, ferry connections on Lake Maggiore and lakeside gardens. The area is known for lake-and-mountain scenery and for the Borromean side of Lake Maggiore.