Casa indipendente in Via San Marta 12
Immobile di vecchia costruzione in centro storico a due passi dal lago completamente da ristrutturare, ampia metratura con cortile interno. l'ingresso si affaccia sulla via S. Marta, dietro alla Chiesa, al piano terra si trovano: ingresso, soggiorno e cucina, oltre a due ampie cantine con ingresso dal cortile, bagno esterno e scala di accesso al piano superiore dove si trovano...
What it really costs
See what needs doing and what each job costs
Historic 180 m² house “completely to be restored”; estimated renovation ≈ €1,100/m² → €198k, so effective price ≈ €373k (≈€2,072/m²) vs regional median €413/m². Close to the lake is a plus, but the very large restoration burden makes this overpriced.
More on the house and the area
A characterful village house with cobbled street access, original wooden floors and ceilings and a private internal courtyard — very typical, photogenic Piemonte historic centre charm. The building is solid and roofed but requires a comprehensive renovation (bathroom/kitchen upgrades, damp work and modern services) to become a comfortable, everyday 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€71,000 – €105,000
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.
- Needs full renovation / listed as "da ristrutturare"
- Only one (small) bathroom visible and it is external to main living areas
- Access via narrow cobbled alley — limited vehicle access and likely no private parking
- Signs of damp/vegetation in the courtyard that will need attention
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 85/100The cluster sits on the shores of Lake Mergozzo, a small lake immediately adjacent to the town; the lake is noted locally for clear water and limited petrol-motorboat traffic and is used for swimming and small-boat recreation. Lake Maggiore shoreline is a few kilometres to the south-east and Verbania is the nearest town of size with a railway station, ferry services on Lake Maggiore and ordinary shops and services. The Alpine foothills and the higher Alps of the Val d’Ossola lie to the north; Val Grande National Park (the large wilderness area northwest of Verbania) is accessible from the area. The nearest developed ski area is on the Mottarone ridge (cable car from the Lake Maggiore side), reachable by road in roughly 30 minutes. The surrounding landscape is a mix of small lakeshore settlements, vineyards/fruit orchards on lower slopes and wooded pre-alpine hills used for walking and hiking.