Casa indipendente in Via alla Piazzola
MC022- Lago di Como Plesio Caratteristica casa collinare semindipendente nel borgo storico con grande terrazzo vista lago Nel cuore dell’antico borgo di Plesio, sulle prime colline sopra Menaggio, proponiamo una caratteristica casa semindipendente di circa 200 mq commerciali: la proprietà è composta da due porzioni…
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
200 m² asking EUR180k; assuming light works (~EUR200/m²) yields an effective cost ≈ EUR1,100/m². That's well above the local median of EUR463/m², so despite the lake view and many photos the price is significantly higher than market.
More on the house and the area
A rooftop terrace with sweeping Lake Como views and classic borgo arches/stonework make this a very romantic, photogenic hill village home. The building is roofed, doors and shutters in place and the terrace is clearly usable — but interiors will likely need refreshing and there are access/stairs and paperwork details to confirm.
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 – €22,000
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.
- Interior photos limited — expect cosmetic updating and some modernization inside
- Access is on narrow borgo lanes and many steps (not car-front)
- Property appears as two cadastral units — check legal division and utilities before purchase
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.