Verbania - Caprezzo, Casa nel nucleo storico, ideale come investimento o casa vacanze
Nel caratteristico nucleo storico del Comune di Caprezzo proponiamo in vendita una soluzione immobiliare da ristrutturare, ideale per chi cerca un piccolo investimento a costi contenuti oppure un punto d’appoggio per soggiorni e vacanze nelle alture di Verbania. L’immobile si compone di cucina, ambiente giorno/notte,…
What it really costs
See what needs doing and what each job costs
At €28,000 for 40 m², the property already costs €700/m² and needs renovation; estimating €700/m² adds about €28,000, for an effective €1,400/m² versus the Piemonte townhouse baseline of €355/m². The lake setting and historic-center location add appeal, but not enough to offset the very high all-in cost.
More on the house and the area
A genuinely livable little mountain home with warm timber ceilings, exposed traditional character, a planted courtyard, and impressive views toward the lake and surrounding Alps. The kitchen, bathroom, heating equipment, floors, and furnishings are all present, so this is not an empty shell, but it is compact and dated rather than move-in polished. At €28,000, the combination of usable condition, historic setting, outdoor space, and lake-and-mountain outlook creates strong dream-home appeal.
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€8,000 – €14,000
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.
- Only about 40 sqm, with a compact one-bedroom layout.
- Interiors are functional but dated and would benefit from cosmetic renovation and decluttering.
- Access appears to involve narrow, steep stone lanes; the lake view is partial rather than fully panoramic.
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 78/100The cluster is in the hills immediately above Verbania on the west side of Lake Maggiore. Lake Maggiore lies within about 10 km, with the Borromean Gulf and the Borromean Islands off Stresa and Pallanza. The lower Lepontine Alps and the Val Grande massif rise just inland. Val Grande National Park begins a short distance to the northwest and is the main protected landscape of this part of the province. The nearest ski area is Mottarone, roughly an hour by road depending on the exact starting point. Verbania is the nearest town of size, with ferry connections on Lake Maggiore, lakeside districts, and the Villa Taranto botanical gardens. The area is known for the Lake Maggiore shore, chestnut and beech woods on the inland slopes, and access into the wild valleys of Val Grande.