Rustico/casale in Via al Castello 25
Nel suggestivo borgo storico e medievale di Garessio, tra vicoli caratteristici, antiche architetture e atmosfere senza tempo, proponiamo in vendita una casa indipendente di 230 mq con giardino che unisce il fascino autentico della tradizione alla tranquillità di un luogo immerso nella bellezza della natura e della…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €73,000 (€317/m²), the home looks inexpensive initially, but one of the two units is totally to restore and currently used as storage. With estimated renovation costs of about €600/m², the effective cost is roughly €917/m², well above the €260/m² local benchmark; the listing does not state the energy class, construction year, or detailed legal status of the second unit.
More on the house and the area
A genuinely atmospheric home in Garessio’s medieval village, with cobbled lanes, dramatic mountain surroundings, traditional stone architecture, beams, fireplaces, terraces, garden and private woodland. The main 230 sqm residence is clearly lived-in and usable, with several bedrooms and comfortable living spaces, but it is old-fashioned rather than polished. The additional unit still needs major finishing work, so this is a beautiful, characterful home with an expansion project attached.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€46,000 – €81,000
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.
- Only one of the two units is currently habitable; the second is a substantial renovation project.
- The interiors are functional and well maintained but dated, with a very small kitchen and just one bathroom.
- Historic village access appears to involve steep cobbled lanes, while parking is on or near the property rather than directly at the main entrance.
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 72/100The cluster is in the Ligurian Alps, in the upper Tanaro valley. The Tanaro river runs through Garessio, and the terrain is a narrow mountain valley with wooded slopes and ridges close to the town. The area is part of the Alta Val Tanaro and sits near the border between Piemonte and Liguria. The Ligurian Alps Regional Park lies nearby, and the Marguareis massif is in this part of the province. The nearest ski area is Garessio 2000 above the town, reached by road in roughly 20–30 minutes depending on the exact hamlet. The nearest larger town of note is Ceva, while the Ligurian coast around Albenga is reachable by road beyond the local radius. Garessio has a historic centre and is known for mountain landscapes, chestnut woods and the old road link between Piedmont and the sea.