Roccolo di caccia
Nel suggestivo scenario dei boschi della Valcuvia, proponiamo un caratteristico roccolo di caccia, inserito in una proprietà di circa 40.000 m² di terreno / bosco scosceso, con una strutture annesse. La proprietà si distingue per la sua posizione immersa nel verde e per la tranquillità del contesto, pur risultando…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
40 m² roccolo listed at €75,000 plus estimated €28,000 renovation (700€/m²) gives an effective €103,000 total — ≈€2,575/m², about 6× the Lombardy median of €407/m², so it is markedly overpriced. The description reads as a hunting structure (beds/baths listed as 0) and energy class is missing, raising questions about habitability despite many photos.
More on the house and the area
A very charming stone hunting lodge with an intact roofline, original stonework, decorative fountain niche and a walled plot tucked into mature woodland — the exterior and setting are highly photogenic. The building appears structurally sound and roofed but the interior is basic and needs renovation (no visible kitchen/bath and some repairs), so it’s a doable project for someone wanting a secluded cabin rather than an immediately move-in home.
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€8,000 – €14,000
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.
- No bathroom or kitchen shown — services/utility connections unclear
- Very small (40 m²) so limited living space
- Overgrown grounds and interior need cleaning and renovation
- Access via woodland track — somewhat remote
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 is in the Valcuvia, with the foothills of the Prealpi Varesine immediately around it. Lake Maggiore is within about 15 km, and Lago di Ghirla and Lago di Ganna are also nearby. The Campo dei Fiori Regional Park lies to the south-east, with the Monte Campo dei Fiori massif as the main relief of the area. The nearest substantial town is Luino on Lake Maggiore, with rail links, ferry services and the main everyday services for the upper Verbano area. This part of the province is known for wooded prealpine valleys, small lakes, and road access toward the Swiss border and the Lake Maggiore shore.