Rustico/casale in Via Matteotti
In contesto senza spese, rustico di 140 mq completamente da ristrutturare (da fare vespaio/impianti serramenti/facciata, tetto e solette), con area esterna, possibilita' n. 2 unita' abitative da vedere! potete trovare molte altre foto sul ns. Sito dal 1993... Affidati a mani sicure vuole vendere o affittare e sapere quanto vale il suo immobile sul mercato? siamo strutturati...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Windows
See what needs doing and what each job costs
140 m² rustic farmhouse is sold for €39,000 but is described as "completamente da ristrutturare" with roof and slabs to fix; I estimate full restoration at €1,100/m² (~€154,000), giving an effective price ≈ €193,000 (≈€1,379/m²) versus the regional median €375/m², so this is overpriced for the market.
More on the house and the area
An old farmhouse shell with rustic character and a private courtyard that could be split into two units; however this is a full renovation project (roof, floors, windows and systems needed) rather than a move-in home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€55,000 – €82,000
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.
- Complete renovation required: roof, soffits/solette, windows/doors, impianti (electrics/plumbing) and facade.
- Interior appears gutted — likely no kitchen or bathroom in place.
- Shared courtyard and close neighboring buildings limit views/privacy.
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.