Terratetto plurifamiliare in Stella
CASA SEMINDIPENDENTE A STELLA SAN BERNARDO, CANTINE E TERRENO. Ampia proprietà da ristrutturare con diverse possibilità di utilizzo. L'immobile si sviluppa su più livelli e offre spazi che possono essere completamente ripensati e riorganizzati in fase di ristrutturazione, permettendo di valutare diverse soluzioni in…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Heating
- Kitchen
See what needs doing and what each job costs
At €99,000 (€529/m²), the asking price is close to the local benchmark, but the property is explicitly described as requiring substantial renovation across multiple levels. Allowing roughly €900/m² for the works puts the effective cost near €1,430/m², making this a weak value despite the generous size and included land.
More on the house and the area
This is a substantial, solid-looking Ligurian townhouse with appealing old shutters, arched openings, terrazzo floors, and generous space across multiple levels. However, it is clearly a renovation project rather than a move-in-ready dream home: the kitchen and bathroom are basic and dated, some interiors show damp or wear, and the photos reveal no standout view or garden.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€37,000 – €66,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Substantial renovation is needed, especially the dated kitchen, bathroom, finishes, and likely systems.
- Visible moisture/staining and aging windows should be professionally checked.
- No compelling view or attractive private outdoor living space is shown; the included land is reportedly about 300 meters away.
- Energy class G and the townhouse’s narrow access may add to renovation and living costs.
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 72/100The Ligurian Apennines rise inland from here, with wooded ridges and short valleys between the coast and the interior. The Sansobbia valley is the local river corridor. The Beigua Regional Nature Park lies within this radius on the inland side, with beech woods, upland grassland and broad views from the crest above the Savona coast. The nearest substantial town is Savona, which has a port, rail connections and a full range of services. Albisola is known for ceramic production, with workshops and that tradition spread across the Albissola area.