San fedele
A pochi km da Argegno vendesi casetta indipendente terra-tetto sita nel centro storico di San Fedele, principale centro attrattivo della verde Valle Intelvi. La casa è stta oggetto di interventi strutturali di ristrutturazione ( tetto rifatto, solai consolidati, scrostamento intonaci ammalorati) mancano tutte le…
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
Although the roof and structural floors have been addressed, all internal partitions and finishes are still missing, implying roughly €900/m² of work and an effective cost near €1,500/m². That is far above the €167/m² local comparison level; the historic-center location adds some appeal but does not offset the renovation burden.
More on the house and the area
The house has appealing historic-village character, with a stone lower façade, green shutters, and a renewed roof with attractive dormers. However, it is currently an empty shell lacking all internal partitions and finishes, so it is a major project rather than a realistically livable home today.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€26,000 – €46,000
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.
- The interior is an unfinished shell with no partitions or finishes.
- Despite the renewed roof and consolidated floors, substantial renovation is still required, including bathrooms, kitchen, utilities, and interior layout.
- Only one exterior photo is provided, with no evidence of views, garden, or finished living spaces.
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 74/100The cluster is in the Intelvi area of the Prealpi Comasche, with steep wooded slopes and limestone ridges above Lake Como and Lake Lugano. Lake Como is close by at Argegno, and the Swiss border and the slopes above the Lugano basin are also nearby. The nearest ski area is Monte Sighignola at Lanzo d’Intelvi, with small local lifts and a short drive. Menaggio and Como are the nearest larger towns used for services, while the valley itself is known for mountain villages and old mule tracks linking the lake to the upland pastures.