San futtuoso - piano alto con ascensore
SAN FUTTUOSO - PIANO ALTO CON ASCENSORE. Habitable, centralizzato heating, garage, fibra ottica, porta blindata, esposizione esterna, balcone, impianto tv centralizzato, arredato.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €76,000 (€1,226/m²), the habitable condition implies roughly €12,400 of allowance, bringing the effective cost to about €1,426/m² versus a local median near €901/m². The high-floor elevator apartment has a garage, balcony, heating and a sea-side Genova location, but the substantial premium limits the deal value.
More on the house and the area
A bright, genuinely habitable Genoa apartment with a spectacular elevated panorama over the city, green hills, and rooftops, plus an unusually generous balcony. The polished terrazzo floors, fitted kitchen, furnished rooms, heating, lift, and garage make it a real move-in home rather than a renovation project. Its strongest appeal is the combination of livability, views, and a relatively low price for Liguria.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€4,000 – €7,000
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 balcony surfaces and railings look weathered and may need maintenance.
- This is a dense urban apartment setting rather than a quiet village or standalone Italian home.
- The photos do not clearly show the sea, despite the panoramic outlook.
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 cluster is inside the built-up area of Genoa, a regional capital and large port on the Ligurian Sea. The historic centre contains medieval lanes (the 'caruggi') and the Palazzi dei Rolli, inscribed as a UNESCO World Heritage Site ('Genoa: Le Strade Nuove and the system of the Palazzi dei Rolli'). The old harbour (Porto Antico) has been redeveloped and houses the Acquario di Genova. The Bisagno and the Polcevera rivers cross the urban area. The Ligurian Apennines rise steeply immediately inland; wooded hills and terraced slopes are within a 15 km radius. Genova Cristoforo Colombo airport lies to the west of the city, within the metropolitan area. The city is a major transport hub with main railway stations (Genova Piazza Principe and Genova Brignole) and ferry connections from the port. The area is known for maritime trade and shipbuilding and for Genoese cuisine (pesto alla genovese, focaccia, farinata). There are promenades and public parks along the coast, including the Nervi waterfront.