Casa indipendente Brisino
Nel comune di Stresa, in località Brisino, proponiamo in vendita rustico su 3 livelli di circa 220 mq con cortile privato e piccolo corpo indipendente come deposito. Al piano terra troviamo 3 locali con cantina e accesso al giardino sul retro, al primo piano troviamo un bagno e 4 locali ognuno con un proprio ingresso…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Heating
- Kitchen
See what needs doing and what each job costs
Large 220 m² rustico at €85,000 needs full renovation (~€700/m² → ~€154k), so effective cost ≈ €239k or ≈€1,086/m²—about 4× the local cheap-stock median of €263/m². Good lakeside Stresa location and many photos, but renovation costs overwhelm the low asking price.
More on the house and the area
Beautiful, authentic stone courtyard and original wooden gallery beams give this Brisino farmhouse strong historic character and charm. The building is roofed and largely intact so it’s a realistic renovation project for one or more apartments, but expect substantial updating (balconies/woodwork, finishes and bathrooms) before move-in.
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€44,000 – €77,000
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.
- Property is labelled 'needs renovation' — comprehensive works likely required
- Aging wooden balconies/ceiling beams visible and will need repair or reinforcement
- Small private courtyard only — limited outdoor land
- Located in a pedestrian zone (access/parking may be restricted)
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 92/100Mottarone (1,491 m) and the lower Alpine slopes lie within 15 km and form the mountain backdrop to the lake. The cluster sits on the shore of Lake Maggiore; the Borromean Islands (Isola Bella, Isola Madre, Isola dei Pescatori) lie immediately offshore. A cable car from Stresa climbs to Mottarone and there is a small ski area and lifts on Mottarone. Regular ferry/boat services operate on Lake Maggiore, including links along the lake and to Locarno (Switzerland). Stresa has a railway station on the Milan–Domodossola line and local road connections; the provincial capital Verbania is a few kilometres away with wider shops and services. Milan Malpensa airport is the nearest major airport (regionally important, reachable by road in under an hour). The Borromean Islands include historic villas and gardens that are a focus for visitors; the town functions as a lakeside resort and a launch point for excursions on the lake.