Rif. 33 – Villa plurifamiliare a Busalla (GE)
Rif. 33 – Villa plurifamiliare a Busalla (GE). Habitable, autonomo heating, garage, mansarda, terrazzo, impianto tv con parabola satellitare.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €78,000 for 370 m² (€211/m²), the habitable villa works out to roughly €411/m² after allowing €200/m² for updates. That is about 16% below the local €489/m² benchmark, with garage, heating, terrace and 54 photos supporting the offer.
More on the house and the area
A remarkably characterful Ligurian villa with ornate balconies, a grand arched entrance, high ceilings, beautiful historic terrazzo/mosaic floors, and elegant original woodwork. The interiors appear genuinely habitable and warmly furnished, while the exterior needs cosmetic restoration rather than reconstruction; at €78,000 for 370 sqm, it has exceptional dream-home value.
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€24,000 – €41,000
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.
- Exterior masonry and shutters show visible aging and localized repairs.
- The property fronts a fairly busy paved road, so privacy and traffic noise may be concerns.
- A 370 sqm multi-family villa may require ongoing maintenance and heating 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 61/100The cluster is in the Scrivia valley in the Ligurian Apennines, with wooded ridges and passes around the valley floor. The Scrivia river runs through the area. The Parco Naturale Regionale dell'Antola lies nearby in the upper valleys to the east, centred on Monte Antola. The nearest larger town is Genova, which provides the full range of city services and rail connections. This part of inland Genoa is known for Apennine valley settlements and road and rail routes crossing between Liguria and the Po plain.