Casa indipendente in Via Mogadiscio 11
BARGAGLI, CISIANO - CASA INDIPENDENTE CON GIARDINI, TERRENO CARRABILE E MAGAZZINO Nella tranquilla località di Cisiano, nel comune di Bargagli, proponiamo in vendita una casa indipendente di 160 mq, disposta su più livelli, con giardini, terreno carrabile e un magazzino adiacente sviluppato su tre piani. Al piano terreno troviamo una cucina abitabile e un accogliente soggiorno con camino,...
What it really costs
See what needs doing and what each job costs
The asking price is attractive at €269/m² versus a €500/m² local benchmark, with 160 m², gardens, parking and 50 photos. However, the listing does not say whether the house is habitable; allowing roughly €700/m² for renovation would bring the effective cost to about €969/m², so the bargain depends heavily on its actual condition.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
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 70/100The cluster sits on the foothills of the Ligurian Apennines. The Ligurian Sea coast around the city of Genoa lies within about 15 km. There is no national or regional park centred inside a 15 km radius. There are no ski lifts within 15 km; the nearest Apennine ski facilities are a longer drive into the inland mountains. The nearest large town is Genoa, which provides a major port, regional hospital and full rail connections. Bargagli itself has no special national or UNESCO status. The immediate landscape is typical of Genoa’s inland valleys: steep forested slopes, small-scale agricultural terraces and scattered villages.