Salita San Michele, 22, Chiavari
Tribunale: Genova RGE: 273/2025 PVP: 4648144 Bene 1 Locale garage pertinenziale all'appartamento posto al piano seminterrato Bene 2 Appartamento posto al piano terra, in fase di costruzione e da ultimare essendo definito allo stato attuale solamente l'esterno della muratura e da completare totalmente la parte interna…
What it really costs
Can you move in?
A project, not a home yet
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
This is a judicial auction for a 69 m² apartment that is only at the external-wall and window stage, requiring complete internal construction before it can be inhabited. The advertised €80,892 is therefore not a finished-home price, and the listing images are explicitly non-representative.
More on the house and the area
The images show a generic, recently finished apartment style, but they are not photos of the actual property. In reality, this is a ground-floor shell with only the external windows completed and the entire interior still to be finished, so it is a major renovation project rather than a livable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€27,000 – €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.
- The property is explicitly unfinished internally: no completed bathroom, kitchen, or habitable rooms.
- The listing states that the photos are indicative only and do not represent the real property.
- Auction purchase with likely completion costs, technical checks, and legal/occupancy verification required.
- Energy class G; no sea or scenic view is shown despite being near the coast.
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 58/100The cluster sits in the lower Val Fontanabuona near the Entella basin, with wooded hills and narrow valley slopes around it. The Entella river is nearby, and the Ligurian coast at Chiavari and Lavagna is a short drive away, but the setting here is inland valley rather than seafront. The nearest town of size is Chiavari, which has a full range of services, a railway station and a historic centre. This part of eastern Liguria is known for slate working in the Fontanabuona valley and for olive groves on the lower hills.