Rustico con terrazze panoramiche
RUSTICO CON TERRAZZE PANORAMICHE. Needs renovation, esposizione esterna, terrazzo, parzialmente arredato, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
At €731/m² before works, the €95,000 asking price is already well above the local €458/m² benchmark; with renovation estimated at about €700/m², the effective cost rises to roughly €1,431/m². Panoramic terraces and a cellar add appeal, but the listing explicitly needs renovation and is not close enough to the sea to offset the premium.
More on the house and the area
A genuinely atmospheric Ligurian village home with dramatic mountain views, vaulted stone rooms, arched openings and an exceptional historic wall fresco. It is not a polished move-in dream: the house is usable, with floors, bedrooms, bathroom and kitchen in place, but needs renovation and cosmetic restoration to become truly beautiful and comfortable.
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€26,000 – €46,000
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.
- Needs meaningful renovation, including damp/plaster repairs and modernization.
- The kitchen and some service areas are dated and cluttered.
- Only one bathroom is shown for a five-bedroom layout.
- Access appears to be within a compact historic hillside village, so parking and stair access should be checked.
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 63/100The cluster is in the lower inland of western Liguria, on olive-covered hills above the Neva valley. The Ligurian Alps rise inland, with the first mountain relief beginning within this radius. The Neva runs through the valley below, and the Ligurian coast around Albenga is the nearest sea frontage. Albenga is the nearest town of size, with a full service centre and a walled historic core. This part of western Liguria is known for olive cultivation and small terraced valleys between the coast and the Alps.