Sesta Godano casa Bifamiliare
Fabbricato indipendente di ampia metratura con terreno, completamente da ristrutturare con possibilità di realizzare bifamiliare o quattro appartamenti uso vacanze Ottima soluzione per due famiglie o ad uso investimento affarone Classe Energetica: Non indicata
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Bathroom
See what needs doing and what each job costs
Although the asking price is only €250/m², the building is completely to renovate: estimated total cost is about €297,000, or €1,350/m² all-in, versus a local reference of €506/m². The large size and possible multi-unit conversion offer upside, but the remote inland location and heavy renovation burden make this a weak deal.
More on the house and the area
The townhouse has real historic charm, with a handsome symmetrical facade, ornate balcony, arched openings, original shutters and attractive patterned floors. However, the interior and rear areas are substantially deteriorated, so this is a large renovation project rather than a move-in-ready Italian 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€87,000 – €129,000
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.
- Full renovation appears necessary, including peeling finishes, deteriorated doors and neglected exterior areas.
- The listing does not show a finished bathroom or modern kitchen suitable for immediate occupancy.
- Roof, utilities and structural condition should be checked carefully before purchase.
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 sits in the inland valleys behind the eastern Ligurian coast, with the Ligurian Apennines close by. The Vara river valley is the main landscape here. The Montemarcello-Magra-Vara Regional Park extends into this part of eastern Liguria along the lower Vara and Magra system. The nearest larger centre is La Spezia, which has the main rail station, port, services and hospital for the area. Levanto and the eastern Riviera are the nearest coastal towns in daily use. This part of the province is known for wooded hills, scattered hamlets and the Val di Vara rural landscape.