Rustico/casale in Via Giacomo Puccini 2
Rustico da ristrutturare in corte a Sangiano Varese, via Puccini 2. COMPOSIZIONE Rustico composto da due unità distinte per un totale di 179 mq complessivi, una delle quali abitativa e una ad uso magazzino. L'unità abitativa offre ampi margini di personalizzazione con possibilità di realizzare al piano terra cucina e soggiorno, antibagno e bagno di servizio. Al primo...
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
At €30,000 (€168/m²), the 179 m² property requires substantial renovation; using €700/m² gives an effective cost of about €867/m² versus the Lombardia farmhouse baseline of €380/m². One of the two units is legally described as a warehouse, and condition/building data are missing.
More on the house and the area
This large former farmhouse has authentic historic character, including exposed beams, old masonry, traditional roof construction, and a substantial fireplace. However, it is clearly a raw renovation project rather than a livable home: several rooms have rubble, missing or damaged finishes, deteriorated walls, and no usable interior amenities visible.} saad «ordinary», not «no_wow» because the historic fabric and scale offer some renovation appeal, but condition strongly limits the dream-home factor.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€35,000 – €63,000
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.
- Major renovation required: the interiors are gutted, cluttered, and visibly damaged.
- No finished kitchen or usable bathroom is shown; floors, walls, and services may need reconstruction.
- Roof structure appears present but aged, with visible gaps and possible structural concerns.
- Urban courtyard setting offers no proven garden, land, or notable view.
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 86/100Lake Maggiore is at the town, with the long western shore of the Varese side and views across to the Borromean Gulf and the lower Ossola mountains. The Campo dei Fiori Regional Park and the first Varese Prealps are nearby, and the Monte Sasso del Ferro cable car rises above Laveno to the ridge over the lake. The nearest larger town is Varese, with full services, rail links and provincial institutions. The area is known for lake travel on Maggiore, ferries across to Intra, and for the ceramic tradition of Laveno.