Rustico in Mandello del Lario
Rustico indipendente su 2 piani, da ristrutturare, tetto nuovo, contesto collinare e vicino al Sentiero del Viandante – Mandello del Lario In posizione tranquilla, immersa nella quiete della frazione Maggiana, proponiamo in vendita diretta da privato un rustico indipendente su due piani di 58 m², situato in un…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Wiring
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €50,000 plus an estimated €650/m² renovation (58 m² → €37,700) the effective cost is ~€87,700 or ~€1,512/m², far above the regional baseline of €380/m². Good features (recent roof, lake views, proximity to Sentiero del Viandante) help, but the high estimated rebuild cost makes this a weak/overpriced renovation project.
More on the house and the area
Charming small stone rustico in a historic cobbled hamlet with glimpses toward Lake Como and close to the Sentiero del Viandante — great location and character. The building itself is mostly a project (holes in the floor, bare walls) though the roof appears recently redone, so expect a full renovation to make it habitable.
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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €20,000
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.
- Interior is largely a stripped shell with badly rotten/missing floorboards — unsafe as-is.
- No visible bathrooms/kitchen or finished services; full renovation required (structural and finishes).
- Access on narrow village alley; check local restoration restrictions and permits.
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 91/100The cluster is on the Lecco branch of Lake Como. The Grigne group rises immediately above the lakeshore, with the lower slopes of the mountain reaching the settlements behind the waterfront. The Parco Regionale della Grigna Settentrionale begins a short distance inland on the mountain side. The nearest ski lifts are the Piani dei Resinelli area above Lecco and Abbadia Lariana, reached by a mountain road in about 30–40 minutes, with larger lifts at the Valsassina resorts farther beyond. Lecco is the nearest town of size, with rail connections, hospitals, secondary schools and full services. The area is known for the east shore of Lake Como, lakeside villages, and hiking and climbing on the Grigne.