Casa indipendente in Via Pregi
SAN COLOMBANO CERTENOLI - località Celesia A soli 30minuti dalla costa immersa nella natura, ben esposta e soleggiata Servita anche da mezzi pubblici e vicino a tipiche e rinomate trattorie liguri TERRATETTO di 120mq da ristrutturare Allo stato attuale si compone di due distinte unità immobiliari con ingressi…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €38,000 (€304/m²), the price looks low, but the house is explicitly to renovate; allowing about €700/m² brings the estimated all-in cost to roughly €1,004/m², about twice the local €500/m² reference. Two independent units, a cellar and private garden add flexibility, but the listing does not state the actual condition, layout details or energy performance beyond class G.
More on the house and the area
The setting is genuinely attractive, with wooded Ligurian hills, mountain views and a private garden near the coast. The 125 sqm house has traditional shutters and two independent units, but it is a heavily weathered renovation project rather than a move-in-ready home.
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€25,000 – €44,000
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 sold as needing renovation, with no interior photos or evidence of a usable kitchen or bathroom.
- The facade shows extensive damp staining, deteriorated plaster and masonry, so structural and roof checks are essential.
- Access is via a hilly village road; verify utilities, parking rights and the practical division of the two units.
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 Val Fontanabuona area on the Ligurian Apennine side, with wooded ridges and narrow valleys around it. The Sturla valley is nearby, and the coast at Chiavari and Lavagna is a short drive away but outside the immediate inland setting. The nearest larger town is Chiavari, which has full services, rail connections and a substantial historic centre. The Portofino Regional Park and the Tigullio coast are in the wider area but not inside the immediate 15 km landscape. This part of eastern Liguria is known for slate quarries and small hillside hamlets.