Casa indipendente in Via Beretta 13
Nel suggestivo borgo artistico di Arcumeggia, caratteristica proprietà composta da bilocale di circa 70 mq su due livelli con balcone, oltre a cantina ed ex fienile indipendente, soluzione dal grande fascino autentico completamente da ristrutturare e con ottimo potenziale di valorizzazione. COMPOSIZIONE La proprietà,…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €30,000, the complete renovation could add roughly €77,000, bringing the effective cost to about €1,529/m² versus €469/m² for comparable local homes. The artistic hamlet and authentic character add appeal, but the listing does not say enough about the building’s condition or renovation requirements to justify the total investment.
More on the house and the area
This is an authentic old-borgo property with stonework, traditional doors, terrazzo floors, a fireplace and a glimpse toward wooded hills. The principal 70 sqm home is not an empty shell, but it is tired and damp, while the separate hayloft is largely derelict. At €30,000 it has genuine character and potential, but it is a renovation project rather than an immediately comfortable 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€28,000 – €41,000
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.
- The main home is usable in outline but needs substantial renovation, including the dated bathroom and kitchen.
- Visible damp, wall cracking, peeling finishes and worn floors require technical inspection.
- The independent former hayloft has a severely deteriorated roof and is effectively a major reconstruction project.
- Access is via narrow cobbled village lanes, with no clear private parking shown.
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 68/100The area lies in the lakes-and-hills belt of northern Varese between Lake Maggiore and the first Prealpine ridges. Lake Maggiore is within about 10 km to the west, and Lake Varese lies to the south-east. The Campo dei Fiori massif and the Varese Prealps are nearby, with the Parco Regionale Campo dei Fiori within reach to the east. The nearest ski lifts are the small lifts around the Forcora area above Maccagno, roughly an hour’s drive, which is outside the immediate landscape. The nearest town of size is Varese, which has a full range of services, rail links and a substantial historic centre. The area is known for a mix of wooded hills, small lakes, and access to the Maggiore shore towns such as Laveno-Mombello.