Gravedona ed Uniti casa con giardino da ristrutturare
Per gli amanti della natura e della tranquillità, proponiamo in vendita una graziosa casetta indipendente di 54 mq, disposta su due livelli. L'immobile è composto da ingresso, soggiorno con cucina al piano terra e da un'ampia camera matrimoniale con bagno al primo piano. Completa la proprietà un grazioso giardino…
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 €65,000 for 57 sqm, the ask is about €1,140/sqm; with a full internal renovation estimated at ~€1,100/sqm, the effective cost is roughly €2,240/sqm. That is far above the local baseline of €552/sqm for similar sub-€100k stock, so despite the independent house and small private garden, this looks weak on price.
More on the house and the area
The setting is pleasant and green, and the little detached house has a simple rustic charm from the outside. But inside it is not move-in ready: the kitchen/living level is largely bare and unfinished, with only a basic upstairs room and bathroom in usable condition. This feels more like a modest renovation project than an immediate dream home.
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€22,000 – €34,000
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.
- Complete internal renovation is needed.
- Ground floor appears stripped back with unfinished kitchen/living areas.
- Exterior shows wear and damp at the base plaster.
- Very small home and garden, so lifestyle appeal is limited.
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 town, on the upper western shore where the lake opens into the Alto Lario basin. The lower slopes of the Lepontine Alps rise immediately behind the lakeside settlements, with the Valchiavenna and Valtellina mountain systems feeding into the north end of the lake nearby. Pian di Spagna lies at the head of the lake within about 15 km; it is a protected reserve of wetlands, reed beds and the Mera and Adda river mouths. The nearest ski lifts are small local stations in Valsassina and Valchiavenna at roughly an hour or more by road; the major Alpine ski domains are farther and do not define the immediate setting. Menaggio and Colico are the nearest larger centres for daily services, and Como is the main provincial city farther down the lake. The area is known for historic lakeside villages, Romanesque churches and olive terraces on the lower slopes, with boat links along the lake.