Rustico a Faloppio da ristrutturare
**Casale da Ristrutturare a Faloppio - Un'Occasione da Non Perdere! ** Scopri questo rustico situato nella tranquilla località di Camnago, a Faloppio, a poca distanza dal confine svizzero. Con una superficie utile di 200 mq distribuiti su due piani, questo immobile offre un'ottima opportunità per chi desidera…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €29k (≈€153/m2) but estimated renovation ~€700/m2 yields an effective price ~€162k (≈€853/m2), far above the Lombardy median of €377/m2; proximity to the Swiss border helps resale but the high rebuild cost makes this an overpriced renovation.
More on the house and the area
Charming stone-and-brick farmhouse with original beams and a covered portico that gives it authentic historic character. However the roof damage, exposed timbers and largely raw, unserviced interiors make this a heavy renovation project rather than a move-in home — good bargain for a restorer or investor.
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€38,000 – €67,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Partial roof collapse and many missing tiles — significant roof/structural work required
- Unsafe/exposed timber stairs and beams; structural survey recommended
- Interiors are unfinished: concrete floors, no visible bathrooms or kitchen
- Possible lack of active utilities (electric/water/sewer) — check connections
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 52/100The area sits on the low wooded hills and built-up borderland north-west of Como, close to the Swiss frontier. Within about 15 km are the valleys of the Breggia and the lower slopes leading toward the pre-Alps. Lake Como begins around Como, roughly 10 km away at its south-western end. Spina Verde Regional Park lies on the hills between Como and the border and is the main protected area nearby. Como is the nearest town of size, with the walled historic centre, the cathedral, rail links and ferry connections on the lake. The area is known more for its cross-border residential and commuting geography than for a distinct rural landscape.