Rustico in Bregnano
Bregnano : in zona centrale proponiamo rustico completamente da ristrutturare disposto su due livelli con bagno al piano terra per un totale di 45 mq. L'immobile necessita di una completa ristrutturazione ad eccezione del tetto rifatto di recente . Il rustico si trova all'interno di un contesto di corte ben tenuta. Libero subito. Possibilità di cambio di destinazione d'uso.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price €35,000 plus a full-restore estimate of €1,000/m² (45 m² → €45,000) yields an effective cost of ≈€1,778/m², well above the local median of €380/m²; the house is a complete renovation project (roof recently redone) so total costs make this poor value.
More on the house and the area
Beautiful, photogenic brick-arched façade and exposed timber roof give strong historic character and real curb appeal. The structure and roof look sound, but the interior is a raw shell so this is a renovation project rather than a move-in home.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€9,000 – €16,000
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.
- Complete interior renovation required (raw/empty spaces).
- Upper level is open with large arched openings — needs windows/doors and insulation.
- Very small: only 45 m² total.
- Likely need permits/works for plumbing, electrical and possible change of use.
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 48/100The area sits in the Brianza-Comasco belt of settled low hills and plain between Como and Saronno. The Lura river valley runs through this part of the province, with the Parco Locale di Interesse Sovracomunale della Valle del Lura around Cadorago and nearby woodland such as the Pineta di Appiano Gentile e Tradate Regional Park within the local area. Como is the nearest city of size, with the walled historic centre, lakefront services and rail connections. Lake Como is farther north and outside the immediate 15 km landscape. This part of the province is known more for residential and commuter settlements, woods and mixed farmland than for a singular landmark landscape.