Terratetto unifamiliare in Ballabio
:porzione di fabbricato da cielo a terra da ristrutturare in asta composta da:rustico,sgombero,rip e dis al pt;tinello,rip,2 camere e bagno al p1;soggiorno/tinello,rip,2 camere,bagno e 2 dis al p2;2 locali sgombero e rip al p.sot;porzione di fabbricato da ristrutturare e composta da:3 locali di sgombero al pt;2 rip al…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Kitchen
See what needs doing and what each job costs
This is a judicial auction (sold by the court; price shown is the minimum offer). At 336 m2 and "needs renovation" I estimate €700/m2 → renovation ≈€235k, effective price ≈€275k (~€818/m2), well above the regional baseline €409/m2.
More on the house and the area
A substantial historic townhouse in a narrow borgo lane with original character (fireplace, arched passage) and a small private yard. The building is largely intact and clearly habitable after renovation, but it will need full updating of bathrooms/kitchen and likely services; at the listed auction price it's a strong bargain for a buyer prepared to restore.
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€67,000 – €118,000
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.
- Property needs renovation (kitchen, bathrooms, likely systems) — not move-in ready.
- Selling via judicial auction (as-is) — legal/administrative process and risks.
- Photos may be partly representative; interior condition appears dated and uneven.
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 78/100The cluster is in the Grigne group at the top of the Valsassina side of Lecco, with steep prealpine slopes and limestone peaks immediately around it, including the Grignetta and Grigna Settentrionale massif within the local horizon. The Adda branch of Lake Como begins at Lecco just below Ballabio, within about 10 km. The area is tied to the Parco Regionale della Grigna Settentrionale on the Valsassina side and to protected prealpine mountain terrain around the Lecco end of the lake. The nearest ski area is the Piani di Bobbio above Barzio, roughly 15-20 minutes by road to the lift access depending on the exact starting point. Lecco is the nearest town of size and has full services, rail connections and the urban waterfront at the southeast end of Lake Como. The area is known for hiking, climbing and mountain access from the Lecco side of the lake.