Porzione di casa semindipendente
IN PICCOLO CORTILETTO, proponiamo in esclusiva, ampia porzione di casa da ristrutturare, disposta su 2 piani con possibilità di realizzare due unità abitative. Poss.tà box. TETTO RIFATTO
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
185 m² townhouse with the roof already redone but otherwise “da ristrutturare”; I estimate €600/m² for renovation, giving an effective price ≈ €1,119/m² (price + renovation) versus the regional median €409/m². Good photo coverage and possibility of a box are positives, but the very high effective €/m² makes this an overpriced renovation project.
More on the house and the area
Charming old townhouse with a cobbled inner cortile, arched passage and original details (fireplace, terrazzo floors) and a recently redone roof. Interiors are dated but intact and clearly habitable after updating — ideal as a roomy home or two small units. Excellent value for the size in a Lombardy village, but expect renovation to modernise systems and add comfort.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€37,000 – €65,000
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.
- Needs renovation: cosmetic work and likely plumbing/electrical upgrades
- Small private outdoor space (cobbled cortiletto) — no garden shown
- Located on a narrow street with limited on-site parking
- If you want two units confirm permissions/condominium constraints
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 53/100The cluster is in the low hills on the Italian-Swiss border west of Como, in a settled belt of woods, small valleys and built-up villages rather than open mountain country. The Lura valley and the first prealpine hills are within the area, and the Lake Como basin begins just to the east around Como. Como is the nearest town of size, with the walled historic centre, the lakefront, rail links and the main services of the area. The area is known for its border position with Switzerland and for being part of the inhabited foothill zone between Como and Varese.