Terratetto unifamiliare in Cossogno
CASA INDIPENDENTE - COSSOGNO Nel caratteristico comune di Cossogno, a pochi minuti da Verbania, proponiamo casa indipendente ideale per chi è alla ricerca di un immobile con caratteristiche autentiche e ampi margini di personalizzazione. L’abitazione conserva il fascino delle case di un tempo, con pavimenti…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
142 m2 house priced €72,000 but listed as needing renovation (~€700/m2) gives an estimated total investment of ~€171,400 or ~€1,206/m2. That effective price is far above the regional typical ~€356/m2, so it looks overpriced despite good photos and a Lake Maggiore-area location.
More on the house and the area
Solid three‑storey village house with long balconies, original wood floors and pleasant mountain/valley views plus small walled gardens — characterful and structurally intact. It’s a liveable property that needs updating and modernisation, but at this price and size it’s a very attractive buy near Lago Maggiore.
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€28,000 – €50,000
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.
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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.
- Needs general renovation and modernisation (kitchen/bathrooms/finishes).
- Heating, windows and insulation appear old and may need replacement.
- Balcony/railings and exterior surfaces will likely need maintenance.
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 84/100The cluster sits on the lower slopes above Lake Maggiore, with the Val Grande massif immediately inland. The Val Grande National Park begins nearby and fills the mountains west and north of Cossogno with steep forested valleys and high ridges. Lake Maggiore is the main water feature for daily life, with the lakeside towns of Verbania and Ghiffa below and on the shore. Verbania is the nearest town of size and has the main services, ferry connections on the lake, and the Villa Taranto botanical gardens. Ghiffa, on the lake a few kilometres away, includes the Sacro Monte di Ghiffa, part of the UNESCO Sacri Monti of Piedmont and Lombardy. The area is known for access to the wild valleys of Val Grande and for the west shore of Lake Maggiore.