On the waterat Lezzeno.

Aspect and structure. It has less winter sun, and it has no centre, no village square and no concentration of shops and restaurants, where Bellagio has all of it.

What Lezzeno has instead is shoreline. There is far more genuine waterfront available here, and more of it with a slipway or a mooring attached, than on the promontory. For buyers whose priority is water access rather than village life, the trade is a good one and it is well understood locally.

Along the shoreline at lake level. Known locally as the Bulberi caves, they are reachable only by boat.

They are a fixture of the local boating circuit and part of what makes this stretch of shore interesting from the water. Conditions and accessibility vary, so go with someone who knows the shore rather than on your own the first time.

No. It is a comune of many small hamlets spread along an unusually long shoreline, without a single centre.

Practically, that means life here is organised around your own house, your car and your boat, with Bellagio to the north supplying what a village would otherwise supply. Buyers who want to walk to a bar and a bakery should look at Bellagio, Varenna or the western shore; those who want frontage and space should look here.

It is more achievable here than almost anywhere else on this part of the lake, though still not straightforward.

The long shoreline means more existing slipways, jetties and boathouses attached to individual houses, and more small-scale local provision. Availability changes, so we would establish the current position with the comune and the local yards before treating a mooring as part of a purchase rather than assuming it can be arranged later.

It is the next comune south, and Bellagio functions as the local town for most households on this shore.

We do not publish a journey time because the road along the shore is narrow and slows considerably in high season, when it carries all the traffic heading for the promontory. The practical point is that shops, restaurants and the whole ferry network are close enough to use routinely without living among the day visitors.