Rustico/casale in Via Monte Nero
SPLENDIDA VISTA LAGO! In zona alta di Caravate, immersa nel verde, dalla quale si gode un'imponente vista sul lago e sulle valli, proponiamo introvabile casa rurale in sasso con progetto approvato per creare villa unifamiliare o bifamiliare di circa 240 mq con veranda e terrazzo, circondata da circa 3500 mq di terreno. Ideale per chi vuole vivere a contatto con...
What it really costs
See what needs doing and what each job costs
At €75,000 (€625/m²), this rural stone farmhouse has no stated condition and requires an approved conversion project; estimating €1,100/m² renovation puts effective cost near €1,725/m² on the listed 120 m², far above the €380/m² Lombardy baseline. The planned 240 m² expansion adds uncertainty and substantial construction cost.
More on the house and the area
The elevated setting is genuinely spectacular, with wide views over the lake, valleys and mountains, plus about 3,500 m² of land and attractive old stone walls. However, the actual farmhouse is a roofless ruin; the proposed villa is only a project, so this is a major redevelopment opportunity rather than a home you can realistically live in now.
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€48,000 – €70,000
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.
- The existing farmhouse is a genuine roofless, uninhabitable ruin rather than a livable home.
- Substantial reconstruction is required, including structure, roof, floors, utilities, kitchen and bathrooms.
- The attractive finished-house images are architectural renderings, not the current property.
- Verify the approved project, buildability, access and utility connections before purchase.
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.