Casa indipendente in Via Porta 3
Nel suggestivo scenario dei boschi della Valcuvia, proponiamo un caratteristico roccolo di caccia, inserito in una proprietà di circa 40.000 m² di terreno / bosco scosceso, con una strutture annesse. La proprietà si distingue per la sua posizione immersa nel verde e per la tranquillità del contesto, pur risultando facilmente raggiungibile attraverso una strada boschiva. Dispone inoltre di due...
What it really costs
See what needs doing and what each job costs
At €75,000 for 40 m², the €1,875/m² asking price is already nearly 4× the Lombardia baseline of €475/m²; allowing €900/m² for the unclear condition raises the effective cost to about €2,775/m². The property is an unusual hunting roccolo with 40,000 m² of steep woodland, no listed bathrooms, and insufficient information confirming normal residential habitability.
More on the house and the area
This is a highly atmospheric historic stone hunting roccolo, surrounded by beautiful mature woodland and extensive private land. However, the interior is a raw, neglected shell with basic timber construction and no bathroom, so it is a major restoration project rather than a usable home today.
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, €900/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.
- The interiors are extremely basic and visibly neglected, with no bathroom shown or listed.
- The property appears to be a former hunting roccolo rather than a ready-to-live-in home, requiring substantial renovation and utility work.
- Access is via a wooded road, and the 40,000 m² site is described as steep woodland.
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 72/100The cluster is in the Valcuvia, with the foothills of the Prealpi Varesine immediately around it. Lake Maggiore is within about 15 km, and Lago di Ghirla and Lago di Ganna are also nearby. The Campo dei Fiori Regional Park lies to the south-east, with the Monte Campo dei Fiori massif as the main relief of the area. The nearest substantial town is Luino on Lake Maggiore, with rail links, ferry services and the main everyday services for the upper Verbano area. This part of the province is known for wooded prealpine valleys, small lakes, and road access toward the Swiss border and the Lake Maggiore shore.