VARROSL - Porzione di casa indipendente vista lago
Varenna – Località Pino – In una delle località più suggestive del Lago di Como, proponiamo in vendita una caratteristica porzione di casa indipendente disposta su tre livelli. Una soluzione dal grande potenziale, ideale per chi desidera realizzare un'abitazione personalizzata o per chi è alla ricerca di un…
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 for 75 sqm, the ask is €1,000/sqm; with a full restoration estimate of about €1,100/sqm, the effective cost is roughly €2,100/sqm. That is far above this catalog baseline of €404/sqm, but the Varenna/Lake Como location, lake view balcony, and tourist appeal materially support the price versus an ordinary Lombardia townhouse.
More on the house and the area
The Lake Como setting is the real wow here: the balcony outlook over the water and mountains is genuinely dreamy, especially at this price in Varenna. The house itself has rustic character and a fireplace, but the photos and description point to a full renovation rather than a usable home today. This is a high-potential project with a major view, not a move-in-ready dream house.
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€30,000 – €44,000
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.
- Completely to be renovated
- No interior photos proving kitchen/bathroom or current livability
- Overhead power lines affect the otherwise superb lake view
- Vertical three-level layout may limit easy everyday living
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 94/100The cluster is on the eastern shore of Lake Como, with steep pre-Alpine slopes rising directly behind the waterfront. The central lake around Varenna is the part of Como where long water views, headlands and mountain walls are all inside a short radius. The Grigna group and other Lecco pre-Alps dominate the inland skyline. The nearest larger town is Lecco, with full services and rail links, and Varenna itself is on the lake railway and ferry network used for daily movement around the central basin. Varenna is known for its lakeside historic fabric and villas, and the central Lake Como shore is one of the best-known lake landscapes in Italy.