Rustico/casale
VERO AFFARE A ORSENIGO: Rustico Indipendente da Plasmare (Zero Spese! ) Stai cercando un investimento immobiliare sicuro o desideri creare la casa dei tuoi sogni partendo da zero? Nel cuore di Orsenigo, in una zona residenziale tranquilla ma strategicamente collegata a Erba, Como e a tutti i servizi primari…
What it really costs
See what needs doing and what each job costs
At €190/m², the €28,500 price looks low, but this 150 m² farmhouse is described as a rustico da plasmare, with 0 baths and no condition data. Estimated renovation of about €165,000 brings the effective cost to roughly €1,290/m², far above the Lombardia baseline of €380/m².
More on the house and the area
This has genuine rustic character, with old stone-and-brick walls, timber roof structure, and a small green setting. However, it is a bare farmhouse shell with unfinished floors, no bathroom, and no livable interior, so the appeal is primarily as a renovation project rather than an immediate dream 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€59,000 – €88,000
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.
- Uninhabitable raw shell with no bathroom, kitchen, or finished living spaces.
- Major renovation is needed, including floors, utilities, windows, and likely structural/roof work.
- The interior is currently agricultural/storage space rather than a usable home.
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 sits in the Brianza foothills below the Triangolo Lariano, with the pre-Alps rising immediately to the north around Monte Bollettone and the ridge toward the Corni di Canzo. Lake Alserio is within the local area, and the south-western arm of Lake Como begins at Como a short distance away. The area is tied to the Parco Regionale della Valle del Lambro, and the Corni di Canzo and nearby ridges are a well-known local hiking zone. The nearest town of size is Como, with a walled historic centre, rail links and the main services of the province. The area is known for small pre-Alpine lakes, woodland slopes and access from the Brianza plain into the Lake Como and Triangolo Lariano hill country.