Terratetto unifamiliare in Faggeto Lario
Lemna, Faggeto Lario, Due case adiacenti nel cuore dell'autentico borgo. Guarda il video per fare una prima visita virtuale dell'immobile. https://youtube.com/shorts/MORLIj28HQI?feature=share Situate a pochi passi dalla strada principale e raggiungibili con una brevissima passeggiata attraversando i caratteristici…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Two adjacent houses 153 m2 at €73,000 (477€/m2) with bathrooms and systems that “need review” — I estimate €200/m2 to make habitable, giving an effective cost of €103,600 (~677€/m2), well above the local reference of €409/m2. Strong positives: authentic lakeside borgo location, many photos and a video, but the price plus required works makes this a weak value versus the regional baseline.
More on the house and the area
Beautiful, characterful borgo home with original beams, cotto floors and a working fireplace — genuinely cosy and immediately usable. The layout and finishes are traditional and solid but bathrooms and services will need upgrading. Great value for a lived-in historic house near Lake Como, though light and access are modest.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €17,000
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.
- Bathrooms and systems need updating (plumbing/electric).
- Low ceilings and small windows make rooms fairly dim.
- Access through narrow cobbled village lanes; limited parking and no direct lake view.
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.