Villa
In zona residenziale ed immersa nel verde proponiamo villetta a schiera con ingrssi indipendenti composta da soggiorno con cucina a vista ed uscita sul balcone, bagno, oltre giardino e porticato per auto al piano terra, al piano sottostante camera matrimoniale, 2 camerette con ulteriore zona esterna e secondo bagno, al piano interrato una grande taverna 40 mq con angolo cottura...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking €360,000 (€2,250/m²) versus a regional typical of €426/m²; even with a modest €200/m² renovation the effective price is ~€2,450/m², far above local baseline. Description and 28 photos suggest a habitable townhouse with garden and taverna, but the price is much higher than comparable stock.
More on the house and the area
Well‑kept, ready‑to‑live villa with a pretty exposed‑wood beam ceiling, an open kitchen/living plan and covered parking. The private garden and porch add real daily charm, but outdoor space and views are modest and the layout is compact.
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€11,000 – €18,000
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.
- Small, modest garden and narrow balcony (limited outdoor living space)
- Semi‑detached/villa a schiera — shared walls and neighbouring roofs close by
- Photos show lived‑in clutter so some updating/decor refresh likely
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 61/100The area is in the pre-Alpine belt on the border with Switzerland, with wooded hills and small valleys rather than high mountain terrain. The Lanza valley is the local river corridor. Lake Lugano lies within about 15 km to the north-east, with the Italian shore around Porto Ceresio and Lavena Ponte Tresa. The nearest larger towns are Varese and Como, both outside the immediate radius but important for services and rail links; closer places such as Olgiate Comasco and Mendrisio provide everyday shops and cross-border services. The area is known locally for border landscapes, woodland and scattered small settlements between the Como and Varese provinces.