Cascina in Borgo Ticino
Abitazione a rustico completamente da ristrutturare con progetto, già approvato da commissione locale per il paesaggio, per creazione di 3 appartamenti indipendenti, il primo a piano terra di 60 mq composta da 2 camere da letto 1 zona cucina/soggiorno e 1 bagno e giardino sul retro di circa 100 mq con accesso esclusivo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Windows
See what needs doing and what each job costs
Listing price €60,000 plus an estimated €126,000 of work (700€/m² × 180 m²) gives an effective cost of ≈€1,033/m², well above the Piemonte median of €263/m². The project approval for three apartments helps usability but does not offset the very high effective €/m², so this looks overpriced.
More on the house and the area
A solid, roofed village house with attractive historic touches (exposed beams and a painted facade), private garden and small parking plot — and an approved project to make three independent apartments. It isn’t move‑in ready but is a realistic, characterful renovation project with strong rental or owner‑occupied potential at a very low 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€36,000 – €63,000
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.
- Rustic/’da ristrutturare’ — requires complete renovation (services, finishes, likely new bathrooms/kitchen).
- No interior living photos shown — property is a shell in places.
- Renovation/structural upgrade costs and works (stairs, terraces) should be budgeted despite approved project.
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 72/100Lake Maggiore begins at Sesto Calende and Dormelletto, immediately north of Castelletto Sopra Ticino, and the Ticino flows out of the lake here. The area lies on the edge of the Parco naturale della Valle del Ticino, with river woods and wetland stretches along the Ticino. The nearest town of size is Arona on Lake Maggiore, with a historic lakefront and ferry connections on the lake; farther south Gallarate and the Varese-Malpensa belt provide the main services and airport access. This part of the Novara-Varese border is known for the southern Lake Maggiore shore, the Ticino river corridor, and boating and waterside tourism.