Casa centro storico su quattro livelli
Immobile senza posto auto situato nel centro storico con piccolo cortile privato. Piano seminterrato adibito a cantina autorizzata ma non accatastata con accesso pedonale dal cortile. Piano terra con unico ambiente, piccolo bagno e zona cottura. Primo piano con due camere, bagno e due balconi; sottotetto con bagno,…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (date listed in the ad), which introduces legal/process risks. Price €51,000 for 190 m² plus estimated €200/m² renovation (€38,000) yields an effective €89,000 (≈€468/m²), above the Lombardy baseline of €409/m².
More on the house and the area
Solid, characterful multi-level village house with shutters, balconies, a small private courtyard and views to the green hillside. Interiors look liveable now (kitchen, bathrooms, bedrooms) though lower-level spaces and paperwork for the cantina need checking. Good value for someone wanting a ready-to-use Italian town home in a hill village.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€13,000 – €21,000
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.
- Located in a tight historic centre with narrow access and no guaranteed parking spot
- Basement/cantina noted as authorized but not fully catastred (check cadastral/legal status)
- Property is sold at auction — legal and technical due diligence required
- Some rooms (cellar/ground floor) are cluttered and may need cleaning/minor work
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 Triangolo Lariano, in the pre-Alps between the Como and Lecco branches of Lake Como. Monte San Primo and the surrounding ridges are within this area, with wooded slopes and open mountain pasture above the villages. Lake Como is close by at Nesso and Bellagio on the western side of the triangle. The area lies next to the Corni di Canzo and the regional park of Monte San Primo. The nearest ski area is the small local field at Monte San Primo above Bellagio, while the larger lifts of the Valsassina are farther away and do not define the immediate setting. Erba is the nearest town of size, with rail links, services and schools, and Como is the main city for wider services. The area is known for mountain roads and cycling, including the Muro di Sormano climb.