Casa semindipendente con cortile privato
Temporada Ovada è lieta di proporti questa interessante opportunità sita nel centro del borgo medievale di Rocca Grimaldi, dotata di 2 accessi, uno dalla via che porta al famoso belvedere, l'altro carrabile e comodo dalla via che si affaccia sul ristorante. L'abitazione è disposta su 2 livelli oltre al piano terreno e…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At 427 EUR/m2 the price is above the regional median (351 EUR/m2) but well within reason for a 110 sqm historic townhouse with courtyard, garage, cellar, terrace and multiple structures in a medieval borgo. Fresh listing (2 days), 20 photos, and habitable-structure but needs full renovation from 1800. Full gut renovation of an old townhouse typically runs ~800 EUR/m2. Missing energy class and sea distance are minor data gaps. Solid value-add opportunity for a personalized restoration; not a ruin, no auction or partial-ownership issues flagged.
More on the house and the area
1800s townhouse in the medieval borgo of Rocca Grimalda with historic character: brick-vaulted ceilings, arched portico with red-brick detailing, old wooden barn doors, a stone-walled cellar and a private interior courtyard with mature planting. Two access points including a drive-in courtyard for covered parking. However, the property needs complete renovation—damp, moss, peeling plaster, dated 1970s-era kitchen and furnishings, and neglected outdoor spaces dominate the photos. The exterior street facade is pleasant but ordinary for the region. Genuine period charm and a bargain price (€427/m2) give it appeal, but nothing here is a genuine scroll-stopper; it reads as a characterful fixer-upper rather than a stunning property.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€22,000 – €39,000
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.
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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.
- Needs full renovation throughout
- Single bathroom for 7 beds
- No energy class listed
- Interiors dated and cluttered, damp/moss visible in courtyard
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 68/100This is the Ovadese hill country at the edge of the Alto Monferrato, with vine-covered ridges and mixed woodland. The Orba valley is nearby, and the Bormida valley is also close on the Ligurian side of the surrounding hills. Capanne di Marcarolo Regional Natural Park lies within the surrounding uplands to the south, where the Ligurian Apennines begin. The nearest larger town is Ovada, which has the usual services, rail connections and a working town centre. The area is known for Dolcetto di Ovada wine, and Rocca Grimalda itself is known locally for its historic hilltop centre and castle setting.