Rustico/casale
Cascinale con terreno di pertinenza situato in collina, in posizione molto ben esposta, soleggiata e tranquilla. Il fabbricato è disposto su due piani. Il piano terreno è costituito da due locali per una superficie di circa 53 metri quadrati con antistante ampio porticato di 45 metri quadrati. Il piano superiore si sviluppa su di una superficie di circa 100 metri...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €78,000 (€446/m²), the asking price is already above the local €380/m² benchmark. The listing does not state the condition, and it reports no bathrooms; allowing roughly €700/m² for renovation puts the effective cost near €1,143/m², despite the garden and pool.
More on the house and the area
This hillside farmhouse has genuine charm: a large grassy plot, stonework, a deep timber-roofed portico, village church tower and distant mountain views. However, the visible building is an unfinished shell rather than a ready home, and the listing reports zero bathrooms, so its strong setting is offset by major renovation needs.
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€35,000 – €62,000
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 property appears unfinished or largely non-habitable, with exposed masonry, open portico areas and no bathrooms listed.
- Substantial renovation will likely be needed, including interiors, utilities, heating and kitchen/bathroom installation.
- The sloping garden and village access may add practical renovation and maintenance considerations.
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 78/100Lake Varese is at the edge of Gavirate. The Campo dei Fiori massif rises immediately north-east, with the Parco Regionale Campo dei Fiori covering the mountain above the lake. The nearest town of size is Varese, which has a full range of services and a substantial historic centre. This part of the province is known for its chain of prealpine lakes and wooded hills.