Rustico/casale in Via San Martino 4
RUSTICO DA RISTRUTTURARE IN CENTRO PAESE – 300 MQ SVILUPPABILI CON GIARDINO PRIVATO - IDEALE ANCHE PER FRAZIONAMENTO Nel centro storico di Castelnuovo Bozzente, con accesso diretto dalla strada principale del paese, proponiamo in vendita rustico di ampie dimensioni completamente da ristrutturare, inserito all'interno…
What it really costs
See what needs doing and what each job costs
The €85,000 asking price is only €283/m², but the 300 m² farmhouse is completely to restore, implying roughly €330,000 in renovation and an effective cost of about €1,383/m² versus the €380/m² local baseline. Its town-center location and private garden help, but the total project cost is very high and key condition details are missing.
More on the house and the area
This is a substantial historic village farmhouse with attractive old terracotta roofs, traditional masonry, and a private garden/courtyard. However, it is explicitly a completely unrenovated rustico, with no livable interiors shown, so it is a major conversion project rather than a home someone could occupy soon.
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€119,000 – €176,000
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.
- Completely renovation-dependent rustico with no usable interior shown.
- Exterior masonry and plaster are visibly weathered, and the roof condition should be professionally checked.
- Only one bathroom is listed for the planned 300 sqm; utilities, permits, and renovation costs need verification.
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 49/100Binago lies in the low hills between Como and Varese, in the belt of woods, small fields and built-up villages north of the upper Olona plain. The Parco della Pineta di Appiano Gentile e Tradate is nearby, with pine and mixed woodland spread across this part of the province. The nearest larger towns are Como and Varese, which provide the full range of services, rail links and historic centres. Lake Como is farther away beyond the 15 km radius, so the immediate setting is not a lakefront one. This area is known more for its position in the urbanised Insubrian corridor near the Swiss border than for a singular landscape feature.