Rustico/casale in Via Giorgetti 16
Rustico indipendente di circa 172 mq su due livelli, completamente da ristrutturare, con portico coperto, giardino privato e ampie potenzialità di recupero a Brissago-Valtravaglia. Al piano terra sono presenti diversi ambienti attualmente destinati a locali di servizio e deposito, oltre a un portico coperto con…
What it really costs
See what needs doing and what each job costs
Although the €40,000 asking price is €233/m², the 172 m² farmhouse is completely to restore and currently includes service/storage rooms with no bathrooms. At an estimated €1,100/m² renovation cost, effective cost is about €229,200 (€1,333/m²), far above the €380/m² Lombardia baseline.
More on the house and the area
The property has genuine rustic charm, extensive stonework, old timber beams, a private garden, and attractive mountain views. However, the photos show a non-livable farmhouse project rather than a usable home: it is essentially a collection of storage and agricultural spaces requiring substantial reconstruction.
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€68,000 – €101,000
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.
- Completely to renovate, with no bathroom and no evident living facilities.
- Several interiors are former storage or animal-use spaces, with exposed structure, debris, and deteriorated roofing.
- Part of the building appears open-sided or structurally incomplete; renovation feasibility and permits need checking.
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 71/100The cluster is in the Valcuvia, with the pre-Alpine ridges of the Varesotto immediately around it, including the Campo dei Fiori massif to the east and the Monte Nudo area above the valley. Lago Maggiore is within about 15 km to the west, and the area also sits near the lakes of Ghirla and Ganna to the east. Much of the nearby mountain landscape falls within the Parco Regionale Campo dei Fiori. The nearest ski area is the Forcora zone above Maccagno, roughly an hour away by road, so it is not part of the immediate setting. The nearest town of size is Luino on Lago Maggiore, with lake services, a rail connection and the main shops and weekly market for this side of the province; Varese is farther but still the main city for broader services. The area is known for wooded valleys, hiking on the pre-Alpine ridges, and small lakes between the valleys and Lago Maggiore.