Perledo (gisazio): ampio rustico su 4 livelli
ESCLUSIVA – Le Mille e Una Casa propone in vendita, nel suggestivo comune di Perledo, nella caratteristica frazione di Gisazio, una casa semi-indipendente completamente da ristrutturare, una soluzione ricca di potenzialità, ideale per chi desidera personalizzare la propria abitazione o realizzare un interessante…
What it really costs
See what needs doing and what each job costs
This is completely to restore, so the effective cost is about €1,431/m² (€42,000 + ~€139,700 works over 127 m²), versus a low-stock baseline of €404/m² in Lombardia townhouses. The raw asking price is very cheap and Perledo/Lake Como adds value, but the heavy full renovation and several accessory/storage rooms keep it just below the exceptional band.
More on the house and the area
The setting has real appeal: a classic village house in Perledo with long balconies and mountain/Lake Como-area views over the rooftops. There is some character, including a fireplace and painted ceilings, but the condition is clearly full-renovation with damaged ceilings, debris and obsolete interiors. At €42k for 127 sqm near Lake Como it has strong dream-project energy, but right now it is more project than home.
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€50,000 – €74,000
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.
- Complete renovation needed; interiors show major neglect and damage.
- Currently not realistically move-in ready: kitchen/bathroom and finishes need replacement.
- Some signs of water ingress or ceiling failure visible in multiple rooms.
- Access and outdoor space are limited; balconies are the main amenity.
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 91/100Lake Como is at the foot of the settlement, on the central-eastern shore where steep alpine slopes rise directly above the water. The Bergamo Alps and the Grigne group are close by, with Monte Legnone at the north end of the lake visible in the wider basin. The area is inside the Lake Como landscape rather than just near it, with Varenna immediately below providing ferry connections, a railway station, and the services of a small but established lakeside centre. The central lake around Varenna, Bellagio and Menaggio is one of the best known parts of Lario, with historic villas and gardens nearby including Villa Monastero and Villa Cipressi in Varenna. Lecco is the nearest larger town with full urban services. Varenna is on the Borghi più belli d'Italia list.