Casa da ristrutturare con giardino
PORZIONE DI CASA DA RISTRUTTURARE CON GIARDINO PRIVATO DI CIRCA 150 MQ – INTERESSANTE ANCHE COME STRUTTURA RICETTIVA! In posizione caratteristica e tranquilla, proponiamo porzione di casa con giardino privato di circa 150 mq, sviluppata su tre livelli e con interessanti possibilità di recupero e trasformazione. La…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
See what needs doing and what each job costs
At €65,000 plus an estimated €900/m² renovation (196 m² → total ~€241,400), the effective price is ≈€1,232/m² versus the regional median of €409/m². The property needs a complete structural rebuild (roof, solette, impianti) and has very limited car access, so this is an expensive, high-effort project despite its tourist potential.
More on the house and the area
Very characterful townhouse with original beams, a large open courtyard, period fireplace and a private ~150 m² garden — highly photogenic and full of charm. The property is not move-in ready and demands extensive structural and systems work, but is a strong renovation/B&B candidate at this price.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€39,000 – €69,000
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.
- Complete renovation required (roof, floors, facings and all systems).
- Wooden external galleries/stairs appear fragile and need structural reinforcement.
- Access is limited — only small cars can reach the property comfortably.
- Only one bathroom shown; internal layout needs reconfiguration.
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 72/100The cluster sits on the Adda river system beside the small Lago di Garlate and close to the Lecco (southeastern) branch of Lake Como. The Prealps rise immediately: Monte Barro and the Resegone massif are within a few kilometres and Parco Regionale del Monte Barro lies inside the local 15 km radius. The Grigne massif is also within about 15 km to the east. The Lecco–Piani d'Erna cable car (access to paths and winter activity areas on Resegone) is reached by a short drive from the lakefront. Nearest town of size is Lecco (provincial capital) which provides a regional train station, hospital (Ospedale A. Manzoni), shops and services; the SS36 state road runs through the Lecco corridor toward Milan and the Valtellina. The area is known for hiking and climbing on the nearby prealpine ridges, lakeside recreation on the Adda/Lake Como system and the historical-literary association of the Lecco area with Alessandro Manzoni's I promessi sposi.