Rustico con Terreno
Fabbricato rurale abitabile immerso nel verde, si raggiunge dalla strada provinciale da un sentiero che collega la stessa al fabbricato percorrendo in salita un tracciato per circa 10 minuti. Il fabbricato di modeste dimensioni offre una totale tranquillità con una vista lago. ideale per amanti natura. Si compone di un…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Plumbing
- Bathroom
See what needs doing and what each job costs
Asking €65,000 plus an estimated €28,000 of works (700€/m2) yields an effective cost of about €93,000 — €2,325/m2, far above typical local levels near €380/m2. The house is reached by a 10‑minute uphill path, has no potable water reported, and the ad calls it “abitabile” while also stating it "Needs renovation", which is contradictory.
More on the house and the area
Charming little stone cottage with original beams, a mezzanine bedroom and a truly stunning Lake Como view — very photogenic inside and out. It’s essentially habitable but basic: small, accessed on foot and lacking mains water, so it suits a buyer who wants a compact, characterful home and is happy to complete upgrades.
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€8,000 – €14,000
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.
- Access only via a ≈10‑minute uphill footpath from the provincial road (no direct car access).
- No mains potable water — currently relies on rainwater collection; septic is basic (pozzo perdente).
- Very small (≈40 m²): one main room with a loft; property needs renovation/modernisation and has basic outdoor facilities.
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 91/100Lake Como is at the foot of the settlement, on the central-eastern shore where steep alpine slopes rise directly above the water. The Bergamo Alps and the Grigne group are close by, with Monte Legnone at the north end of the lake visible in the wider basin. The area is inside the Lake Como landscape rather than just near it, with Varenna immediately below providing ferry connections, a railway station, and the services of a small but established lakeside centre. The central lake around Varenna, Bellagio and Menaggio is one of the best known parts of Lario, with historic villas and gardens nearby including Villa Monastero and Villa Cipressi in Varenna. Lecco is the nearest larger town with full urban services. Varenna is on the Borghi più belli d'Italia list.