Casa indipendente in Via Virgilio Cerini 1
Luminosa casa su 2 livelli da ristrutturare con giardino esterno privato COMPOSIZIONE Casa indipendente 85 mq disposta su due livelli. Completamente da ristrutturare. Piano terra una grande stanza che circonda la scala. Piano secondo: due camere, bagno con box doccia, un terrazzino. Completa la proprietà un giardino ubicato al primo piano DESCRIZIONE Nel cuore del borgo...
What it really costs
See what needs doing and what each job costs
At €29,000 (€341/m²), the house is cheap upfront but is explicitly completely to renovate, adding an estimated €93,500 and bringing the effective cost to about €1,441/m² versus the €474/m² Lombardia baseline. The garden, terrace and 38 photos are positives, but the renovation burden overwhelms the initial discount.
More on the house and the area
The hillside borgo setting is highly photogenic, with dense terracotta rooftops, wooded mountains and a distant valley view, plus a small terrace and garden. However, the house itself is a serious renovation project: interiors are damp and cluttered, finishes are badly deteriorated, and it is not clearly move-in ready. At €29,000 it has strong project appeal, but the condition keeps it well below dream-home territory.
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€34,000 – €50,000
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 damp, deteriorated finishes and debris visible inside.
- The kitchen and bathroom appear very basic or incomplete, so immediate habitation is doubtful.
- Access is within a dense hillside borgo and the private garden appears overgrown.
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.