If you are looking for a property opportunity in Varese with excellent value for money and strong rental demand, the south-eastern outer sector of the city — which includes the localities of Bizzozero, San Carlo and Bustecche — is a strategic reference point.
This area stands out for the presence of the prestigious university campus of the University of Insubria (Bizzozero Campus), which every year attracts hundreds of students, researchers and lecturers. Its proximity to the main Viale L. Borri corridor, with direct links to the city centre, the Ospedale di Circolo and the motorway junctions, makes the district dynamic and very well served by public transport. In addition, the proximity of the Olona river valley and the railway stations offers a perfect balance between green areas, family services and ease of travel.
To analyse the property market in this area transparently and professionally, we refer to the official data provided by the Italian Revenue Agency (OMI database) for the 2nd half of the Year 2025 for the Outer belt of the Municipality of Varese.
Property Sales: Prices per Sqm
The sales market in Bizzozero, San Carlo and Bustecche offers particularly affordable values, making this area one of the most interesting in Varese for those wishing to buy their first home or make a high-yield investment.
Below are the official average OMI sale values per square metre:
| Type | Sale €/sqm |
|---|---|
| VillasNormal condition | 1,400 – 1,900 |
| Civil dwellingsNormal condition | 1,150 – 1,300 |
| GaragesNormal condition | 810 – 1,200 |
| Economy dwellingsNormal condition | 860 – 1,100 |
The moderate prices of civil and economy dwellings make it possible to become a homeowner with a low entry capital, while villas and small villas meet the demand of those seeking detached homes in the residential tranquillity of the district.
Property Rentals: Monthly Rents and OMI Table
Demand for apartments to rent in Bizzozero, San Carlo and Bustecche is steady and particularly high throughout the year, supported by the continuous influx of university students, academic staff and workers along the Viale Borri axis and at the nearby hospital.
The official OMI monthly residential rents per square metre are summarised in the following table:
| Type | Rent €/sqm month |
|---|---|
| VillasNormal condition | 4.9 – 7.3 |
| Civil dwellingsNormal condition | 4.3 – 5.8 |
| GaragesNormal condition | 4.5 – 6.3 |
| Economy dwellingsNormal condition | 3.1 – 4.6 |
A Practical Example of Rent Calculation
To assess in concrete terms the monthly cost of a rented property in normal condition, let us look at some practical calculation examples:
60 sqm two-room apartment (Civil dwelling): with a rent between €4.3 and €5.8/sqm/month, the estimated monthly rent ranges between €258 (60 sqm × €4.3) and €348 (60 sqm × €5.8).
80 sqm three-room apartment (Civil dwelling): with a rent between €4.3 and €5.8/sqm/month, the estimated monthly rent is between €344 (80 sqm × €4.3) and €464 (80 sqm × €5.8).
70 sqm apartment (Economy type): with a rent between €3.1 and €4.6/sqm/month, the monthly rent ranges from €217 (70 sqm × €3.1) to €322 (70 sqm × €4.6).
Single 15 sqm garage: the estimated monthly rent ranges from €68 (15 sqm × €4.5) to €95 (15 sqm × €6.3).
Why Invest in Bizzozero, San Carlo and Bustecche
Analysing the official data of the Italian Revenue Agency for the 2nd half of 2025, three key reasons emerge for considering an investment in this area of Varese:
Sustained University Rental Demand: proximity to the University of Insubria Campus ensures an inexhaustible pool of students and young researchers looking for rooms or small apartments to rent, drastically reducing the risk of vacancy.
Purchase Prices among the Most Affordable in the City: with values for civil dwellings between €1,150/sqm and €1,300/sqm (and below €1,100/sqm for economy homes), the annual percentage return on investment is among the highest in the provincial capital.
Strategic Location and Practical Links: immediate access to Viale Borri, the railway stations and the main roads ensures stable property values over time and lasting appeal for both residents and commuters.