Edificio residenziale a Porto Ceresio,
CA' DEL MONTE Porzione di casa con ingresso indipendente disposta su quattro livelli con piccolo giardino di proprietà, così composta: al piano terra troviamo un soggiorno con angolo cottura, al piano primo troviamo una camera da letto, un bagno ed un balcone. Al secondo piano troviamo un'altra camera da letto con…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Heating
See what needs doing and what each job costs
Estimating €200/m² for needed works (~€15k) gives an effective price of €79k (€≈1,053/m²), roughly six times the regional median of €172/m², so this is overpriced for the market. The building reportedly has no heating and the listing data omit/contradict basic fields (beds/baths/rooms), which lowers confidence.
More on the house and the area
A modest, usable village house with some character (wooden roof/attic, traditional fireplace surround) and a small private garden. The layout is liveable and bathrooms/kitchen are present, but the property is basic and lacks heating — ideal as an inexpensive rural refuge or rental after installing heating and doing light cosmetic work.
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€5,000 – €8,000
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.
- No central heating currently installed — heating will need to be added.
- Small private garden only and limited outdoor space.
- Located on a narrow village lane — parking/vehicle access may be limited.
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 76/100The cluster sits on the eastern shore of Lake Lugano (Lago Ceresio). Hills of the Lugano Prealps rise directly from the lakeshore in the surrounding area. The Swiss border is adjacent to the town and there are regular ferry and motorboat services across Lake Lugano linking to Swiss and Italian lakeside towns, including Lugano. The city of Lugano (Switzerland) lies on the lake within roughly 15 km. The nearby Italian town of Luino provides a regional rail connection and local market services. Monte San Giorgio, the fossil-bearing mountain on the Swiss–Italian border (a UNESCO World Heritage site), lies on the lake’s southern end within the local area. The locality has a small marina and lakeside promenades and sees cross‑border commuting and lake tourism.