Casa indipendente in Via Roslina 8 a
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
See what needs doing and what each job costs
At €75,000 for 75 sqm, the ask is €1,000/sqm; assuming a needs-renovation profile from the text ('grande potenziale', to customize), effective cost is about €1,700/sqm including works, versus a low-stock baseline of €542/sqm. Varenna/Lake Como tourism adds some appeal, but on these numbers it does not look cheap; missing bath/condition data also reduces confidence.
More on the house and the area
The lake-and-mountain setting is genuinely spectacular, with a rare Varenna/Lake Como panorama that gives this tiny house real dream appeal. But the house itself looks plain and worn from the outside, and with no interior photos or bathroom shown it reads as a character project rather than a ready home. The wow comes mainly from the location and view, not from proven condition.
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€15,000 – €27,000
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.
- No bathroom shown and facts list 0 baths.
- Exterior looks very basic/aged, so renovation is likely needed.
- View is exceptional but partly interrupted by roofs and power lines.
- Very limited photo set with no interior proof of current livability.
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.