Rustico/casale in Via Toscana
AMPIO RUSTICO CON TERRENO EDIFICABILE RUSTICO DAL GRANDE POTENZIALE CON TERRENO EDIFICABILE – ANGERA FRAZ. BARZOLA Primacasa Servizi immobiliari propone in vendita ad Angera, in posizione tranquilla e immersa nel verde, un caratteristico rustico di circa 220 mq, completamente da ristrutturare, ideale per chi desidera…
What it really costs
See what needs doing and what each job costs
Although the asking price is low at €220/m² versus the €380/m² baseline, the farmhouse is completely to renovate. Including an estimated €1,100/m² renovation cost, the effective cost is roughly €1,320/m², making it weak unless the buildable land has substantial standalone value.
More on the house and the area
This large farmhouse has genuine old-world character, a lovely courtyard garden, mature greenery, exposed timber, traditional floors, and a handsome fireplace. However, most of the property is a heavily deteriorated rustico with roof damage, damp, raw rooms, and major renovation needs, so it is an ambitious project rather than a move-in home.
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€99,000 – €146,000
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.
- Extensive renovation is required throughout, including roof and structural works.
- Several areas are raw or severely deteriorated, with visible damp and damaged ceilings.
- Only one bathroom is listed, and the gallery does not clearly prove a fully usable kitchen or complete utilities.
- The attractive courtyard image contrasts sharply with the largely unfinished and agricultural outbuildings.
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 68/100Lake Maggiore is within about 5 km, with the south end of the lake around Angera and the Rocca di Angera immediately across the water. The area sits in the low hills and woods between Lake Maggiore and the lower Varese lakes. The Ticino valley and the Parco Lombardo della Valle del Ticino are within roughly 10 to 15 km to the west. The nearest larger town is Sesto Calende on the Ticino outlet of Lake Maggiore, with rail links, shops and services; Arona is also close across the regional border in Piemonte. Milan Malpensa airport is about 20 km away and matters more for noise and access than for landscape. The area is known for lake-edge towns, wooded morainic hills and access to boating on the southern basin of Lake Maggiore.