Rustico in Porlezza
vendo da privato a privato roulotte in ottime condizioni con annessa casetta pre- ingresso in legno coibentata situato stabilmente presso il campeggio international camping ** localita' porlezza . la struttura e' pronta all'uso , ideale per chi cerca una casa vacanza comoda e piccoli confort. cosi' composta . 5 posti…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
This is a roulotte/mobile camping unit rather than a conventional house, with unclear land, residency, and ownership rights. At €20,000 plus an estimated €200/m² for habitable condition, the effective cost is about €700/m² versus the Lombardia farmhouse baseline of €380/m².
More on the house and the area
The strongest appeal is the spectacular Lake Lugano and mountain setting, combined with a welcoming covered veranda and leafy campground surroundings. Inside, it is a genuine ready-to-use holiday dwelling with a fitted kitchen, bathroom, sleeping area and living space, though the caravan layout is compact and practical rather than luxurious. At €20,000, it is an unusually affordable way to have a base by the lake, but it is better suited to holidays than full-time conventional homeownership.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €4,000
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.
- This is a permanently sited caravan with a wooden annex in a campground, not a conventional farmhouse or free-standing home.
- Campground fees, rules, access periods and the legal status of the installation should be checked carefully.
- The interiors are usable and equipped but very compact, with limited privacy and storage.
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 82/100Lake Lugano is at Porlezza, with the town at the east end of its Italian arm where the valley opens toward the lake. The Lugano Prealps rise immediately around the settlement, with Monte Galbiga and the ridge toward Monte Generoso in the surrounding landscape. The area is inside the system of the Lake Lugano basin and close to the Val Sanagra and Intelvi valleys. Menaggio on Lake Como is just over the ridge and Lugano in Switzerland is the nearest larger town, with a full range of services, rail links and the regional airport at Agno. The area is known for lakeside tourism, boating and camping, and for the road connection between Lake Como and the Ceresio basin.