Prezzoaffare
PREZZOAFFARE. Needs renovation, centralizzato heating, esposizione esterna, balcone, impianto tv centralizzato, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Kitchen
See what needs doing and what each job costs
At €48,000 (€828/m²), the asking price is below the local €900/m² benchmark, and the apartment is only 1 km from the sea with a balcony and cellar. However, estimated renovation raises the effective cost to about €1,528/m², making this a reasonable rather than exceptional deal.
More on the house and the area
The elevated balconies offer genuinely attractive Ligurian hillside views over colorful homes, greenery, and the surrounding neighborhood. Inside, this is a real roofed apartment with floors, bathroom, kitchen connections, heating, and usable windows, but it is extremely dated and stained, requiring a serious renovation before it feels like a beautiful 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€12,000 – €20,000
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.
- Substantial renovation is needed, including walls, kitchen finishes, and likely electrical/plumbing updates.
- Balcony railings and concrete surfaces show significant rust and weathering and should be inspected for safety.
- The apartment is in a dense urban setting with street views rather than a private outdoor setting.
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 55/100The Ligurian Apennines rise immediately north of the city, including local summits such as Monte Fasce. The settlement sits on a narrow coastal strip on the Ligurian Sea and contains the Port of Genoa, a major commercial port with ferry services to Corsica, Sardinia and other Mediterranean destinations. The Bisagno and Polcevera valleys run through the urban area. Genoa contains an international airport (Aeroporto di Genova 'Cristoforo Colombo') and main railway stations (Genova Piazza Principe, Genova Brignole). The historic centre includes the Palazzi dei Rolli, a UNESCO World Heritage Site, and the Cattedrale di San Lorenzo; the city hosts maritime museums (for example, the Galata Museo del Mare) and university facilities. There are no ski lifts within about 15 km; Apennine ski areas are farther inland. The surroundings are an urban harbour-and-hill environment rather than open rural countryside.