Rustico/casale in Via Castello 16
Pellio Intelvi - Vendesi casa di corte terra cielo disposta su tre piani oltre il solaio: P: T. soggiorno oltre grande terrazzo e 600 mq di giardino. P. 1: camera con vasca e wc P. 2: camera con vasca. Ottima vista lago. Senza riscaldamento e infissi con vetri singoli.
What it really costs
See what needs doing and what each job costs
At €58,000 for 100 sqm, the ask is €580/sqm; with no heating and single-glazed windows this looks like a renovation case, so I estimate about €700/sqm works, bringing the effective cost near €1,280/sqm. That is far above the very low local baseline of €382/sqm, though the lake view, terrace and 600 sqm garden help a bit.
More on the house and the area
The lake-and-mountain panorama from the terrace is genuinely dream-worthy, and the 600 sqm garden adds real lifestyle appeal. The house is structurally a usable home rather than a shell, with finished floors, kitchen and WC, but it is very basic, dated and needs clear upgrading for comfortable full-time living. At this price, the view creates a strong bargain effect.
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€20,000 – €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.
- Spectacular view does most of the work; the house itself is plain.
- No heating is stated.
- Single-glazed windows will make comfort and efficiency poor.
- Interiors are dated and the bathroom/kitchen setup is basic and awkward.
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 77/100The cluster is in the Intelvi Valley between Lake Como and Lake Lugano, with the pre-Alps rising immediately around it, including Monte Generoso on the Swiss side and the Sighignola ridge above the valley. Lake Como is reached at Argegno and Lake Lugano at Osteno in roughly 10 to 15 km. The area is close to the Valle Intelvi regional landscape of forest, pasture and scattered villages, and it is known for mountain viewpoints and hiking on the ridge between the two lakes. Como is the nearest city of size, with rail services, motorway access and the main urban services of the province.