Rustico/casale in Via 25 Aprile 12
In posizione tranquilla e ben servita nel comune di Bardello, proponiamo ampio rustico di circa 207 mq disposto su due livelli (piano terreno e primo piano), con area esterna esclusiva di 110 mq suddivisa in 70 mq di giardino e 40 mq di terreno, oltre a 21 mq di locali accessori. Al piano terreno si trovano diversi ambienti di...
What it really costs
See what needs doing and what each job costs
This is a large rustico/farmhouse at €45,000 for 230 sqm (€196/sqm), far below the local baseline of €382/sqm, which is a strong positive. But 'rustico' and the description of accessory rooms suggest a full restoration project, so using about €1,100/sqm renovation cost makes the effective cost roughly €1,296/sqm, keeping it a good but not exceptional deal.
More on the house and the area
This has some rustic brick-and-timber character and a very low price for the size, but it is clearly a project rather than a home. The interiors are essentially empty storage/barn space, with major renovation needed before anyone could realistically live here.
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€91,000 – €135,000
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.
- Raw shell interior with no finished living spaces
- Roof structure appears aged and partially open, likely needing major work
- No visible kitchen, bathroom, or utilities ready for use
- Courtyard setting is ordinary with limited privacy/views
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 78/100Lake Varese is at the edge of Gavirate. The Campo dei Fiori massif rises immediately north-east, with the Parco Regionale Campo dei Fiori covering the mountain above the lake. The nearest town of size is Varese, which has a full range of services and a substantial historic centre. This part of the province is known for its chain of prealpine lakes and wooded hills.