Casa indipendente in Loc. Bavastri
SEMINDIPENDENTE 2/4 - BAVASTRI (Torriglia): Terra/Tetto, su 3 livelli, Mq. 40*, Vani 4,5, con cantina, poggiolo e piazzetta. P. T: Cantina mq. 25*, ripostiglio e parte di piazzetta antistante. p. 1: Entrata dal poggiolo, cucina, 2 camere e bagno. Luminosa, ordinata, termoautonoma e panoramica.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €25,000 for 40 m² (€625/m²), the asking price is already above the local €533/m² median; allowing about €8,000 for ordinary updating brings the effective cost to roughly €825/m². The house sounds orderly, bright and independently heated, but its small size and inland location limit the value.
More on the house and the area
A genuinely usable, sunny village home with a charming mountain-and-rooftop outlook, green shutters, balconies, and traditional patterned floors. The main living areas appear furnished and functional, with a working kitchen and bathroom, while the cellar needs work and the tiny multi-level layout is better suited to a couple or retreat than a full family home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €4,000
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.
- Very compact 40 sqm layout spread across three levels, with numerous exterior stairs.
- The cellar is rough and utilitarian, with visible damp/aging surfaces.
- Traditional interiors are usable but dated and would benefit from cosmetic updating.
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 surround Torriglia, with wooded ridges and passes at the head of the Trebbia valley. The Trebbia rises in this area, and the upper valley is one of the main landscape features within reach. The Parco naturale regionale dell'Antola lies here, centred on Monte Antola and the high meadows and forests above the village. There are no major ski lifts locally; the nearest small Apennine ski areas are in the inland Genovese-Piacentino zone and are minor. Genoa is the nearest large city, reached over the inland passes, with full city services, rail hubs and the port. The area is known in Liguria for mountain walking, chestnut woods and the Canestrelletto di Torriglia biscuit tradition.