Rustico/casale in Via Valle dei Berissi
Rustico in Pietra a Pochi Passi dal Mare del Tigullio Scopri questa affascinante casa di paese in pietra, situata a soli 3,5 km dal centro di Lavagna, immersa nella bellezza della Riviera del Tigullio. Un'opportunità unica per chi sogna di vivere a contatto con la natura, mantenendo la vicinanza al mare e ai servizi…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €75,000, estimated renovation brings the effective cost to about €1,771/m², nearly four times the local €454/m² benchmark. The sea location, garden and parking help, but the home still requires substantial personalization and the listing inconsistently states 2 versus 3 rooms.
More on the house and the area
A highly photogenic Ligurian stone farmhouse with an exceptional terraced garden, mature fruit trees and lush wooded surroundings, all within reach of the Tigullio coast. The roof and exterior appear sound, but the property is still a renovation project and the limited interior evidence makes move-in readiness uncertain.
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€14,000 – €25,000
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.
- Renovation appears incomplete, with unfinished or utility areas visible.
- The interior is scarcely documented, so actual bathroom, kitchen and living condition need verification.
- The steep landscaped site and narrow access may limit everyday accessibility 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 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.