Casa indipendente in Contrada Gemelli 2
Lemna, Faggeto Lario, Due case adiacenti nel cuore dell'autentico borgo. Guarda il video per fare una prima visita virtuale dell'immobile. Situate a pochi passi dalla strada principale e raggiungibili con una brevissima passeggiata attraversando i caratteristici vicoli in ciottoli del paese. Una proposta ideale per chi desidera acquistare un immobile in uno degli angoli piu` autentici e...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €477/m², the asking price is essentially in line with comparable country houses, so it is not a clear bargain before works. The listing offers 153 m² in an authentic Lake Como village with 42 photos, but does not state the condition, habitability or renovation scope; allowing roughly €700/m² for an uncertain project makes the effective cost materially less attractive.
More on the house and the area
A genuine, atmospheric borgo home with exposed timber beams, traditional furnishings, tiled floors, fireplaces, and a fully equipped kitchen—not an empty shell. It appears immediately usable, though dated and in need of cosmetic upgrading; the 153 sqm size at €73,000 makes the historic village setting especially compelling.
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.
- Access is on foot through narrow cobbled village lanes, with no direct car access visible.
- Interiors are highly dated and cluttered, with some worn plaster and older fixtures.
- The listing appears to comprise two adjacent homes, so layout, utilities, and legal status should be verified.
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 91/100The cluster is on the east shore of Lake Como, with the lake immediately below and the slopes of the Triangolo Lariano rising behind. The area falls within the western Prealps around the Como branch of the lake. Como is the nearest town of size, with rail links, services and the walled historic centre. Bellagio is across the water at the meeting of the lake’s branches. The area is known for lakeside villages, steep wooded slopes and historic villas around the lake.