Magazzino - ottimo investimento!
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What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €15,000 for 17 m² (€882/m²), this is explicitly marketed as a magazzino/deposito in the attic, not as a dwelling. Its legal residential usability is therefore unsuitable for a buyer seeking a livable home.
More on the house and the area
The space is clean and bright, with a pleasant glimpse of the Ligurian hills through the skylight. However, it is a very small attic storage unit rather than a real livable home, with no bathroom or residential layout, so the living dream is extremely limited.
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€3,000 – €6,000
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.
- This is explicitly an attic storage unit (magazzino), not a residential home.
- Only 17 sqm, with no bathroom, bedroom, or proper kitchen.
- The roof windows and exposed roof structure may need inspection and maintenance.
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 88/100The cluster sits on the eastern Ligurian coast within the Gulf of Tigullio (the Riviera di Levante). The Monte di Portofino massif and the Parco Regionale di Portofino lie within the 15 km radius and provide marked footpaths and coastal promontories. The Ligurian Sea and the small harbours and marinas of Rapallo and neighbouring Santa Margherita Ligure are immediate local features. The Genova–La Spezia coastal rail line runs through Rapallo with a local station providing frequent regional trains. Chiavari is about 10–12 km southeast and offers larger shops, markets and a railway junction; Santa Margherita Ligure is adjacent and has a tourist port and ferry departures. There are seasonal ferry and boat connections from Rapallo and nearby ports to Portofino and other Gulf destinations. The area is used year-round for seaside tourism, yachting, coastal walking and local fisheries/seafood commerce. Parco Regionale di Portofino is a designated regional natural park inside the local radius; there are no ski lifts or alpine ski resorts within 15 km (Apennine ski areas lie further inland).