On Lake Como, You Should Not Buy the View Alone
Lake Como is very easy to fall in love with.
That is exactly why it is particularly important not to make a decision based only on emotion.
You step onto the terrace, with the water, mountains and beautiful light in front of you — and the house already feels right.
But after a few months, you will start evaluating other things.
How easy is it to get here?
How much winter sunlight does the property receive?
Where do you leave the car?
Can you walk anywhere?
How private is the terrace?
What happens to the road at weekends?
Is the property easy to use for elderly parents or young children?
Two properties with equally beautiful views can provide completely different living experiences.
ELENA'S NOTE
I have been travelling to Lake Como for many years and know its roads well. And I will say this openly: there are some I still do not like. A beautiful house high above the lake may have a spectacular view, but before buying I always want to see the final 500 metres of road myself — the bends, the gate and the parking.
West Shore, East Shore or the Centre of the Lake?
On Lake Como, just a few kilometres can significantly change your everyday life.
The area around Cernobbio, Moltrasio, Carate Urio, Laglio and further towards Tremezzina traditionally attracts many international buyers.
Here you can find prestigious historic villas, residences directly on the water and hillside homes with panoramic views.
Blevio and Torno are very close to Como but can offer a completely different feeling — more tranquillity and privacy. Here I would pay particular attention to orientation and car access.
Menaggio, Bellagio or Varenna represent another way of using the lake.
These locations can be wonderful for a second home, but if you need to travel frequently to Milan, the airport or the city of Como, you should evaluate the logistics before you fall in love with the house.
I would not choose a town according to a ranking.
I would choose the route of your real life.
Will You Live on Lake Como Permanently or Come for Holidays?
This question often changes the shortlist even before the first viewing.
If Como will become your primary home, everyday services become more important: shops, schools, healthcare, transport, restaurants outside the high season and how easy the road feels on a Monday morning. In this scenario, the city of Como or locations with easy access to it may be more practical.
For a second home, the priorities may be different. You may accept more complicated logistics in exchange for a panoramic view, a large garden, tranquillity, direct access to the water or maximum privacy.
The same house can be an excellent second home and an inconvenient place for permanent living.
FOR INTERNATIONAL BUYERS
Tell us immediately how many months a year you plan to spend on Lake Como. The criteria for a permanent home and for a property used six weeks a year should not be the same.
On Lake Como, Sunlight Is Part of the Property
The panorama is easy to evaluate in photographs.
Winter sunlight is much more difficult.
Because of the mountains, the orientation of the slope and the position of the individual building, two nearby properties may receive completely different amounts of direct sunlight.
So ask:
- what time the sun reaches the terrace;
- when it disappears;
- which rooms receive sunlight in winter;
- whether there is part of the garden that you genuinely want to use during the colder season.
If you come only in July and August, this may matter less.
If you want to use the house in November, at Christmas or in early spring, orientation can completely change your experience of the property.
DON'T MISS THIS
Do not use the name of the town as a guarantee of good sunlight. On Lake Como, you need to check the orientation of the specific house — and sometimes even the specific terrace.
Historic Villa or Contemporary House?
One of the reasons Lake Como is so attractive internationally is its historic property: mature parks, large rooms, high ceilings, loggias, stone and proportions that cannot be recreated in new construction.
But historic character requires attention. I would check the roof, windows, façades, technical systems, moisture, garden and, for hillside houses, the condition of retaining structures.
A contemporary home often offers different advantages: more functional layouts, large glazed surfaces, modern systems, energy efficiency and fewer works after purchase.
For an owner who lives abroad and visits only several times a year, ease of management may be more important than the age or prestige of the building.
I would not choose between historic and contemporary according to “which one is more expensive”, but by asking: what am I prepared to manage?
Waterfront and Lake View Are Not the Same Thing
This is one of the most important distinctions on Lake Como.
The phrase “villa on Lake Como” may mean:
- a villa directly on the water;
- a house high on the hillside with a panoramic view;
- a residence in the centre of a town a few minutes' walk from the lake.
These are three different types of property.
If direct access to the water is one of your main reasons for buying, do not stop at the words “waterfront” or “directly on the lake”.
Check exactly how the access is organised.
Private mooring?
Boathouse?
Private waterside area?
Beach?
Steps?
Shared access?
And does all of this legally belong to, or is it legally assigned to, the property in the way you expect?
A house higher on the hillside may provide a wider panorama and greater privacy.
But a property directly on the water gives you a completely different relationship with the lake.
Do not compare them only by square metres.
Historic Villa or Contemporary House?
One of the reasons Lake Como is internationally attractive is its historic property.
Mature parks.
Large rooms.
High ceilings.
Loggias.
Stone.
Façades and proportions that cannot be recreated in new construction.
But historic character requires attention.
The condition of the roof.
Windows.
Façades.
Technical systems.
Moisture.
Garden.
Retaining structures on the hillside.
A contemporary house often offers a different advantage: a more functional layout, large glazed surfaces, modern systems, energy efficiency and fewer works after purchase.
For an owner who lives abroad and comes only several times a year, this difference may matter more than the age or prestige of the building.
I would not choose between old and new according to “which is more expensive”.
I would choose according to:
what am I prepared to manage?
A Large Villa Is Not the Only Right Property on Lake Como
Sometimes an international buyer begins the search convinced that on Lake Como you have to buy a villa.
You do not.
A high-quality apartment or penthouse may be a more practical second home than a large villa: less maintenance, easier to leave empty for several months and often easier to live close to the centre, restaurants and waterfront.
Instead, you need to check the building and shared management:
- lift;
- parking;
- condition of the façade;
- roof;
- shared costs;
- future works;
- rules governing common areas.
If you have not yet decided whether Lake Como is the right lake for you, it is worth comparing it with other Italian lakes based on lifestyle rather than photographs.
Before Making an Offer, Move from Emotion to Facts
I love the moment when a buyer finds a house that genuinely excites them.
But that is exactly when you need to become more rational.
First check what cannot be changed.
Location.
Access.
Sunlight.
Noise.
Privacy.
View.
Layout.
Only after that does it make sense to proceed with full technical and documentary due diligence together with the appropriate professionals.
On this page, one point matters more:
do not spend weeks checking the documents of a house that already does not work for you at the level of everyday life.
Not All of the Best Properties on Lake Como Are Publicly Advertised
This is particularly true of prestigious family villas and properties where confidentiality matters to the owners.
Some properties may be sold through professional relationships, cooperation between agencies or as off-market properties.
This is particularly important if you are looking for a rare combination of characteristics:
- a particular side of the lake;
- direct access to the water;
- a private mooring;
- a flat garden;
- five or more bedrooms;
- walking distance to the centre;
- easy vehicle access.
The more precise your search criteria, the less sense it makes to limit yourself to the major property portals.
LOOKING FOR PROPERTY ON LAKE COMO?
Send us your preferred side of the lake or several towns, budget, number of bedrooms and the three characteristics you are not prepared to compromise on. This allows us to select properties before you arrive.
A Good Purchase on Lake Como Is a Home That Is Easy for You to Use
At the first viewing, you will remember the view.
A year later, you will remember everyday life.
The road.
The sunlight.
The terrace.
The garage.
The walk to the restaurant.
The ability to invite guests.
How easy it is to reopen the house after being away for two months.
That is why I do not search for “the most beautiful villa on Lake Como”.
I search for a home where beauty does not turn into complexity after purchase.
BY THE WAY... DO YOU OWN A VILLA OR APARTMENT ON LAKE COMO?
Your buyer may live outside Italy. You can offer your property to LuxuryVillaItaly's international audience, including through a confidential sales process.
Elena Manzhos is a licensed real estate agent and the founder of LuxuryVillaItaly. She has worked with international buyers on Lake Como for many years and personally evaluates not only the property, but also its access, orientation and the practical quality of the specific location.
Frequently Asked Questions About Property on Lake Como
Which locations should I consider when buying property on Lake Como?
Well-known locations include Como, Cernobbio, Moltrasio, Laglio, Blevio, Torno, Menaggio, Tremezzina, Bellagio and Varenna. But the location should be chosen according to access, sunlight, services and how you intend to use the property, rather than only the prestige of the name.
What matters more on Lake Como — the view or the sunlight?
If you use the house only in summer, the panorama may carry more weight. For year-round use, good orientation often becomes critically important. Ideally, evaluate the specific property at different times of day.
What does waterfront property mean on Lake Como?
Every property needs to be checked individually. Direct access to the water may mean a private mooring, boathouse, beach, steps or another form of access. It is important to understand not only the physical situation but also the legal status of these elements.
Is it better to buy a villa or an apartment?
For permanent living or extended stays, a villa may provide more privacy and space. For an owner who spends only part of the year in Italy, an apartment or penthouse is often easier to manage.
Are there properties on Lake Como that are not advertised on property portals?
Yes. Some prestigious properties are sold confidentially. If your search is very specific, it makes sense to communicate your criteria even when a suitable property is not currently available among public listings.