Rustico/casale in Via Per Biosio
Rustico da riattare completamente per realizzare abitazione di 96 mq su 2 livelli. 12.000 mq di terreno adiacenti al rustico di cui 2000 mq di prato 17.000 mq di terreno a bosco a 3 km parziale vista lago.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Connections
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Listing says "da riattare completamente" so I used €1,100/m² for a full restoration: effective price ≈ €155,000 → €1,550/m² vs local median €375/m². The large land and partial lake view (lake at 3 km) add value but do not offset the very high rebuild cost.
More on the house and the area
Pretty old stone rustico with a genuine Lake Como hillside view and a large amount of land — a real bargain on paper. However it’s an empty, dilapidated shell needing major structural, roof and utilities work, so it’s a renovation project 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€40,000 – €59,000
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.
- Property is a full rustico/shell — advertised 'da riattare completamente' (not habitable).
- Roof and openings are damaged; significant structural and roofing work likely required.
- No interior fittings/utilities shown — expect to install water, electricity and sanitation and obtain permits.
- Steep, wooded site with partial lake view — check vehicle access and local building rules.
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 91/100Lake Como is at the foot of the settlement, on the central-eastern shore where steep alpine slopes rise directly above the water. The Bergamo Alps and the Grigne group are close by, with Monte Legnone at the north end of the lake visible in the wider basin. The area is inside the Lake Como landscape rather than just near it, with Varenna immediately below providing ferry connections, a railway station, and the services of a small but established lakeside centre. The central lake around Varenna, Bellagio and Menaggio is one of the best known parts of Lario, with historic villas and gardens nearby including Villa Monastero and Villa Cipressi in Varenna. Lecco is the nearest larger town with full urban services. Varenna is on the Borghi più belli d'Italia list.