Rustico/casale in Via Porta d'Aia
RUSTICO CON TERRENO! Nel caratteristico borgo di Testana, sulle alture di Recco, proponiamo rustico in pietra immerso nel verde, circondato dalla tranquillità della natura e impreziosito da una suggestiva vista panoramica sul mare e sul paesaggio circostante. La proprietà conserva tutto il fascino della costruzione…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
See what needs doing and what each job costs
Although the €19,000 asking price is low and the property has sea views about 3 km away, it requires substantial recovery work. Estimated renovation brings the effective cost to roughly €63,000, or €1,575/m², far above the local €456/m² benchmark; the listing does not say whether it can legally function as a dwelling.
More on the house and the area
The setting is genuinely spectacular, with a panoramic Ligurian sea view, wooded hills, olive trees, and traditional dry-stone terraces. However, the property itself is a raw stone agricultural shelter with a very basic roof and no livable facilities, so this is a major restoration project rather than a home you could occupy.
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€16,000 – €23,000
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 stone building is an uninhabitable agricultural rustico, not a move-in home.
- Interiors show no bathroom, kitchen, finished flooring, or utilities, with substantial restoration required.
- The overgrown, steep hillside setting may make access, construction logistics, and services difficult.
- Roof and timber structure appear old and should be professionally assessed.
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 62/100The cluster sits in the lower Fontanabuona area on the Ligurian Apennine side above the Golfo Paradiso coast. The Recco stream valley and short steep wooded ridges shape the immediate landscape, with the coast at Recco and Camogli about 5 to 10 km away. Portofino Regional Park lies nearby on the promontory east of Camogli, though not in the immediate inland valley itself. Recco is the nearest town of size, with rail access, shops and services; Genoa is the main city for wider services and transport. The area is known for olive groves, mixed woodland and small hillside hamlets connected to the coastal towns.