Casa indipendente in Via Cadighiara 56
Villa unifamiliare con giardino vicino al centro di Genova VIA CADIGHIARA 56 – EX DAZIO UNA CASA PER CHI CERCA QUALCOSA DI DIVERSO Una casa del passato per qualcuno che saprà immaginarne il futuro. In Via Cadighiara 56 proponiamo una civile abitazione indipendente di circa 190 mq commerciali, disposta su due livelli…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
- Kitchen
See what needs doing and what each job costs
At €95,000 (€500/m²), the 190 m² house appears fairly priced before works, but the listing explicitly says it needs renovation; allowing roughly €133,000 for renovation brings the effective cost to about €1,200/m² versus a local reference around €507/m². The garden, parking, historic character and location 3 km from the sea add appeal, but not enough to offset the renovation burden.
More on the house and the area
This is a highly distinctive former customs house with an ornate historic façade, tall volumes, wooded surroundings, and a small garden. However, the actual interiors are severely dated and unusable as a home, making this a substantial restoration project rather than a move-in property; the beautiful furnished interiors are only illustrative renders.
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€38,000 – €67,000
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 property is explicitly sold as needing renovation, and the real interior photos show deteriorated finishes, storage clutter, and no usable living spaces.
- The attractive furnished interiors are clearly concept/render images rather than the current condition.
- It sits directly on a public road, so traffic noise and privacy may be concerns.
- Roof, utilities, structural condition, and renovation permissions should be professionally verified.
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; local summits within about 15 km include Monte Fasce and Monte Figogna. Genova fronts the Ligurian Sea on the Golfo di Genova; the municipal coastline includes promenades and small pebble beaches in districts such as Boccadasse, Nervi and Corso Italia. The Bisagno River runs through the city from the Apennines to the sea. There are no alpine ski lifts within 15 km; the surrounding hills are served by local roads, trails, funiculars and hillside paths. The municipality contains a large commercial port with ferry and cruise terminals and extensive shipyard and logistics areas. Genova Cristoforo Colombo Airport (GOA) lies within the municipal area on the western side of the city. The historic centre is one of Europe's largest medieval centres and the Strade Nuove and the system of the Palazzi dei Rolli are a UNESCO World Heritage Site. The urban fabric is dense and steep, with many narrow streets (caruggi), public elevators and funicular links between harbour and hillside neighbourhoods. The area is known for its maritime history, shipbuilding, the Aquarium of Genova, and local cuisine such as pesto alla genovese.