Casa bifamiliare in Via Carlo Cerrini 4 a
CUASSO AL PIANO, PORZIONE DI CORTE CON BOX: In una piccola e ordinata corte nella frazione di Cuasso al Piano, proponiamo in vendita ampia porzione di corte da terra a cielo libera su due lati e parzialmente da ristrutturare. Il fabbricato al piano terreno risulta composto da locali accessori quali un'autorimessa doppia di ben 44 mq, un locale adibito a...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Bathroom
See what needs doing and what each job costs
Listed at €85k for 252 m² (≈€337/m²) vs regional median €407/m², but description says “parzialmente da ristrutturare”; estimating €300/m² renovation raises the effective cost to ≈€160.6k (≈€637/m²), well above the local median. Large double garage and many photos are positives, but renovation pushes the deal into overpriced territory.
More on the house and the area
Beautiful, characterful top-floor living room with exposed beams, wood panelling, big fireplace and a large sunny terrace with clear mountain views. The building is a solid, habitable townhouse with a double garage but interiors are dated and would benefit from refurbishment to modernize bathrooms/kitchen and finishes.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€25,000 – €42,000
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.
- Dated finishes and carpets — cosmetic renovation likely needed
- Only partly modernised (bathrooms not shown) — expect updating of services
- Located in a small courtyard so limited private garden space
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 74/100Monte San Giorgio is immediately above the area on the Swiss border, with prealpine wooded slopes and quarry faces linked to the fossil-bearing mountain that is UNESCO-listed across the border. Lake Lugano is a few kilometres east at Porto Ceresio. The cluster sits in the Valceresio, the corridor between Varese and the Mendrisio-Lugano area. Varese is the nearest town of size, with full services and rail connections, and the Swiss centres of Mendrisio and Lugano are also close for daily use. The area is known for the Monte San Giorgio fossil site and for the lake inlets and wooded prealpine ridge landscape of the border zone.