Casa indipendente in Via Giorgetti 3
Nucleo rurale in corte chiusa da ristrutturare a Brissago-Valtravaglia. COMPOSIZIONE Immobile da ristrutturare di 219 mq commerciali sviluppato su tre livelli. La proprietà è composta da locali di ampie dimensioni, tra cui un magazzino e due cantine in sasso. La struttura offre la possibilità di essere trasformata in due unità immobiliari separate. DESCRIZIONE In una posizione...
What it really costs
See what needs doing and what each job costs
At €59,000 (€269/m²), this 219 m² rural property needs substantial renovation, estimated at about €700/m², bringing the effective cost to roughly €969/m² versus the Lombardia baseline of €474/m². The potential to create two units is positive, but the renovation burden makes this weak value.
More on the house and the area
This large rural hamlet property has genuine character, stone cellars, old timber and tiled roofs, plus a beautiful mountain-and-valley view. However, the interiors are heavily dated and partly raw, with damaged ceilings, cracked walls, deteriorated roof areas and extensive renovation needed before it becomes a comfortable home.
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€43,000 – €77,000
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 is required throughout, including visibly deteriorated roofs, ceilings, floors, and finishes.
- The property appears only partly usable today, with storage/cellar areas and unfinished rooms rather than a move-in-ready home.
- Structural cracks, moisture staining, and roof condition should be professionally assessed before purchase.
- Only one bathroom is listed for 219 sqm and four bedrooms.
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.