Rustico/casale in Via Giuseppe Garibaldi 12
Nel caratteristico contesto di una corte nel cuore di Massino Visconti, proponiamo rustico disposto su due livelli, ideale per chi desidera recuperare e valorizzare un immobile dal fascino tradizionale. La proprietà si sviluppa su due piani e conserva le caratteristiche tipiche dell'architettura rustica, offrendo…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €50,000 (€325/m²), this 154 m² rustic farmhouse appears to require substantial renovation; allowing about €700/m² puts the effective cost near €1,025/m², far above the local €263/m² reference. Its central village setting, private courtyard, and 32 photos are positives, but the listing does not state the current condition, construction year, or energy performance.
More on the house and the area
This is a characterful two-level farmhouse with exposed stonework, old beams, a fireplace, iron railings and a small leafy private courtyard. However, the interiors are dark, damp and effectively uninhabitable at present, making it a substantial restoration project rather than a ready-to-live-in Italian home.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €54,000
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.
- Major renovation required, with damp, peeling finishes, damaged ceilings and extensive debris.
- No usable kitchen or bathroom is shown; utilities and structural condition need verification.
- The roof appears present, but its condition and the stability of the old timber floors and beams should be professionally assessed.
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 84/100The cluster is on the slopes above Lake Maggiore, with the lake shore at Stresa and Baveno within about 10 km. Mottarone rises immediately inland above Gignese, and the lower western Ossola and Verbano pre-Alps frame the area. The closest ski area is Mottarone, with lifts on the mountain about 10 km away by road. Lake Orta lies just beyond Mottarone, with the near shore around Omegna roughly 15 km away. Stresa is the nearest town of size, with ferry connections on Lake Maggiore and the Borromean Islands offshore. The area is known for the lake-and-mountain landscape of the Verbano and for access to Mottarone’s panoramic ridge.