Grandola ed Uniti
Tribunale: Como RGE: 103/2025 PVP: 4618713 In Comune di Grandola ed Uniti – Frazione Naggio, Vicolo Carate n. 6 e 8, piena proprietà di fabbricato cielo terra in centro storico su tre piani. Il compendio sviluppa una superficie lorda complessiva di circa mq 372,82 VUOI ACQUISTARE QUESTO IMMOBILE ALL'ASTA? PRENOTA ORA…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (Tribunale) so purchase is constrained by auction procedures; price €29,000 plus estimated renovation €700/m² (≈€261,100) gives an effective ≈€777/m², well above the regional baseline €406/m². The ad states images are only indicative and not the real photos, which is a contradiction.
More on the house and the area
A very large centro storico townhouse with clear project potential and an exceptional price — a true bargain for a developer or hands‑on buyer. However it needs substantial renovation (no bathrooms shown) and is not immediately livable; plan for major works and permits.
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€74,000 – €131,000
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.
- Listed condition: 'Needs renovation' — not a move-in ready home.
- Advertisement notes images are indicative and may not represent the real state of the property.
- No bathrooms recorded (baths: 0.0) — expect full fit‑out and major works for habitable use.
- Large three‑storey building (≈373 m²) — renovation costs, structural work and permits likely significant.
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 88/100The cluster is on the western side of Lake Como above Menaggio, with the lake itself inside the 15 km radius and the Lepontine Alps and Prealpine ridges rising immediately behind. The lake shore at Menaggio is a few kilometres below and gives daily access to the central lake basin between Menaggio, Bellagio and Varenna. The area includes steep wooded slopes, small mountain hamlets and open views across the lake to the Grigne. Lake Lugano is also nearby across the ridge to the west. Menaggio is the nearest town of size, with ferry services, a lakeside centre and everyday shops and services. The Val Sanagra nature reserve lies just below and beside Plesio. The area is known for the central Lake Como landscape of lake villages, villas and mountain slopes dropping toward deep water.