Casa indipendente in Via Franzoso 3
Gera Lario – Casa semindipendente nel borgo storico a 200 metri dal lago Nel cuore del caratteristico borgo storico di Gera Lario, a soli 200 metri dal lago, proponiamo in vendita una casa semindipendente di circa 120 mq, disposta su tre livelli e libera su due lati. La proprietà si trova in una posizione tranquilla ma molto comoda,...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
I estimated renovation at €200/m² (habitable), so effective price ≈ €119,000 or ≈ €992/m² versus the regional median €457/m² — well above the local baseline. The house is 200 m from the lake and has 24 photos, but the listing does not state the condition, which reduces confidence.
More on the house and the area
Charming, authentic semi‑detached house in a photogenic historic alley — real village character and original features remain. The building is solid and lived‑in across three floors so it’s a usable home that mainly needs cosmetic updating rather than a full rebuild.
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€8,000 – €13,000
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.
- Cosmetic renovation needed (peeling plaster, dated finishes, some signs of damp).
- Only one bathroom for the whole house.
- No private garden or terrace visible; located on narrow borgo streets with limited parking/access.
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 84/100The cluster is at the north end of Lake Como, with the lake immediately beside the settlement and the Lepontine Alps and Orobie rising around the upper Lario and lower Valtellina. The Adda enters the lake here and forms the Pian di Spagna wetland and the Riserva Naturale Pian di Spagna e Lago di Mezzola, a protected reedbed and river-mouth plain between Lake Como and Lake Mezzola. Lake Mezzola is within the same basin just to the north. Madesimo and Valchiavenna ski lifts are the nearest substantial skiing, roughly an hour by road depending on the lift base. Colico is the nearest town of some size, with rail links, services and lakefront facilities. The upper lake area is known for wind sports, wetland birdlife and as the meeting point of the Lario, Valtellina and Valchiavenna routes.