Rustico/casale in Via Piane 8
In zona verde e tranquilla, non distante dai servizi, porzione di cascina da ristrutturare con 1.000 mq di giardino pianeggiante. L'immobile ad oggi risulta accatastato come deposito ed è possibile effettuare il cambio di destinazione d'uso in residenziale con la possibilità di ricavare due/ tre unità immobiliari: - 1 soluzione due duplex composti da ingresso, soggiorno con cucina a vista...
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Although the €69,000 asking price is only €383/m², the 180 m² property is currently registered as a storage/deposit and needs a residential change of use plus major renovation. At an estimated €1,300/m², the effective cost is about €303,000 (€1,683/m²), far above the local €380/m² reference; the listing does mention 1,000 m² of garden and potential for two or three units.
More on the house and the area
The setting is genuinely attractive, with extensive greenery, a large flat garden and distant mountain views, while the old brick-and-stone farm structure has rustic character. However, this is a non-residential agricultural deposit with raw, cluttered interiors and no usable living spaces or bathrooms, so it is a substantial conversion project rather than a home ready for living.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€71,000 – €105,000
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 property is currently a storage/agricultural building, not a residence, with zero bathrooms shown or listed.
- Major renovation is required, including interiors, services, sanitation, and likely structural upgrades.
- Residential conversion is only possible subject to municipal approval; the garden and surrounding land are currently overgrown or agricultural.
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 71/100Lake Maggiore lies within about 10 km, with the Gulf of Ispra and the middle-lake shore at places such as Laveno and Angera in daily reach. The River Bardello and the chain of small lakes around Varese, including Lake Varese and Lake Monate, are nearby. This is the Prealpine zone of the Varese hills, with wooded ridges and low mountains rising north toward the Campo dei Fiori massif. Campo dei Fiori Regional Park is nearby. The nearest larger town is Varese, which has a full set of services, rail links and a historic centre; Gallarate and the Malpensa airport area also matter for daily life to the south-west. The area is known for lakeside towns, woods and the transition from the Lombard plain to the pre-Alpine lake district.