Rustico/casale in Località Chiappa
VALBREVENNA - LOC CHIAPPA Nel cuore del comune di Valbrevenna, nella pittoresca località di Chiappa, proponiamo rustico MAGAZZINO/BOX con GIARDINO privato questo immobile di 20 mq si sviluppa su più livelli, offrendo spazi versatili da personalizzare secondo le proprie esigenze. Situato all'inizio del borgo, il…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €16,000 for 20 m² (€800/m²), this is explicitly marketed as a warehouse/garage rather than a dwelling, so it cannot be treated as a legally habitable home. Converting it into a residence is not established and could be restricted; the private garden does not change its current use.
More on the house and the area
The mountain-valley setting, village hillside position, private garden and traditional tiled roof give this property genuine scenic appeal. However, the photos show an unfinished storage/garage shell rather than a livable house, so it is primarily a tiny renovation project and not a realistic move-in 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€8,000 – €12,000
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.
- This is explicitly a 20 sqm warehouse/garage, not a habitable home, with no bathroom or kitchen.
- The interior is a raw shell with unfinished brick walls and a rudimentary roof structure, requiring substantial conversion work.
- Access is via a steep, narrow hillside road, and utilities or residential-use permissions are not confirmed.
- The garden is overgrown and the usable indoor space is extremely small.
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 68/100The cluster is in the Ligurian Apennines, in the upper Brevenna valley between wooded ridges and steep-sided side valleys. The Brevenna stream runs through the valley and the Aveto Regional Natural Park begins nearby to the east, covering a larger block of Apennine forest and high ground in this part of inland Genoa. The nearest ski lifts are the small Santo Stefano d'Aveto area, roughly 1 hour away by mountain roads. The nearest town of size is Genoa, which provides full city services and rail connections but lies beyond the immediate valley landscape. This inland part of the province is known for chestnut woods, scattered stone hamlets and traditional mountain agriculture tied to the Ligurian Apennines.