Casa storica quattro camere da ristrutturare
Casa cielo terra su tre piani e sottotetto in centro storico. Quattro camere, cucina, bagno e due balconi. Piano terra con ingressi, ripostigli, due cantine e cortile. Sottotetto con soffitta. Necessita di ristrutturazione completa. Superficie lorda circa 373 mq. Il fabbricato è indipendente su tre piani e sottotetto,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Structure
- Roof
- Damp
- Wiring
- Plumbing
- Windows
See what needs doing and what each job costs
This is a judicial auction, which makes it unsuitable for this catalog regardless of the €29,000 asking price. The building requires complete restoration, including roof, floors, structural elements, systems and windows; the listing also gives inconsistent surface figures of 463 m² and approximately 373 m².
More on the house and the area
This is a large old townhouse in a historic village setting, with exposed masonry and some traditional character. However, it is in seriously deteriorated condition with infiltration and failing roofs and floors, so it is a major reconstruction project rather than a realistically livable cheap 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€183,000 – €271,000
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 renovation required, including roof, deteriorated floors, structural elements, systems, windows, and plaster.
- The listing reports widespread water infiltration and no usable bathroom or finished living areas are proven by the single exterior photo.
- Auction purchase with potentially significant technical, legal, and renovation costs; the stated floor area also appears inconsistent across the listing.
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 88/100The cluster is on the western side of Lake Como above Menaggio, with the lake itself inside the 15 km radius and the Lepontine Alps and Prealpine ridges rising immediately behind. The lake shore at Menaggio is a few kilometres below and gives daily access to the central lake basin between Menaggio, Bellagio and Varenna. The area includes steep wooded slopes, small mountain hamlets and open views across the lake to the Grigne. Lake Lugano is also nearby across the ridge to the west. Menaggio is the nearest town of size, with ferry services, a lakeside centre and everyday shops and services. The Val Sanagra nature reserve lies just below and beside Plesio. The area is known for the central Lake Como landscape of lake villages, villas and mountain slopes dropping toward deep water.