Casa semi indipendente da ristrutturate con cortile, Borca
Nel pittoresco centro storico di Borca, a soli 5 minuti d'auto da Omegna, proponiamo in vendita una soluzione semi-indipendente da ristrutturare, con giardino privato. L'immobile si sviluppa su due livelli, collegati attualmente da una scala esterna. Al piano terra troviamo l'ingresso su una cucina abitabile, dotata di…
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 €75,000 (€536/m²), the purchase price is already above the local €356/m² benchmark; allowing roughly €98,000 for renovation brings the effective cost to about €1,236/m². The historic-center setting, private garden and Lago d'Orta views add appeal, but the required internal staircase and major refurbishment make this weak value.
More on the house and the area
A genuine, usable village house with a planted private courtyard, terrace, tiled roofs, and an appealing old-stone historic-center setting. The home is not a polished dream property: interiors are heavily dated and cluttered, and creating a more practical single residence would require renovation, including an internal staircase.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €49,000
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.
Show more
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.
- Needs renovation and substantial decluttering/refreshing.
- The two levels are currently connected only by an external staircase.
- No direct car access; parking is nearby rather than at the house.
- The bathroom and interiors are functional but dated and basic.
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 84/100Lake Orta is at the village, with the wooded slopes of the Cusio basin rising immediately above it and the lower Alps visible around the lake. The Special Nature Reserve of Sacro Monte di Orta is on the eastern side of the lake, and the island of San Giulio is opposite Orta San Giulio. Mottarone is the nearest mountain for skiing and walking, with lifts and access around 20 km away above Stresa; the larger Ossola ski areas are much farther and do not define the immediate area. The nearest town of size is Borgomanero, which provides the main rail, retail and services for the south side of the lake; Verbania and Novara are farther regional centres. Orta San Giulio is listed among I Borghi più belli d'Italia, and the Sacri Monti of Piedmont and Lombardy, including Sacro Monte di Orta, are a UNESCO World Heritage site. The area is known for the lake landscape, historic lakeside settlements, and for quieter tourism compared with Lake Maggiore and Lake Como.