Casa indipendente 6 locali, 236 m² in Frazione San Vito 7, G
Casa indipendente 6 locali, 236 m² in Frazione San Vito 7, G. Needs renovation, autonomo heating, cancello elettrico, caminetto, cucina, cantina, esposizione doppia.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Roof
- Damp
See what needs doing and what each job costs
The €33,740 asking price looks low, but renovating 236 m² at roughly €700/m² brings the estimated all-in cost to about €198,940, or €843/m²—far above the local €279/m² benchmark. The listing does not state the number of bathrooms or energy class, adding uncertainty.
More on the house and the area
This is a large, atmospheric village house with handsome stonework, old timber doors, ivy, a courtyard/garden setting and some genuine period character. The main dwelling appears furnished and basically usable, with kitchen, bathroom and bedrooms, but it is dated and the adjoining structures include damp, clutter and a visibly compromised roof.
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€47,000 – €83,000
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.
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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 and clearing are needed, especially in the ivy-covered ancillary areas.
- One roofed section appears seriously deteriorated, with visible damp and falling ceiling material.
- The listing states zero bathrooms despite a bathroom appearing in the photos; verify legality, utilities and actual layout.
- No scenic view or polished outdoor living space is shown.
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 66/100The cluster is in the hills of the Val Grue, on the Ligurian Apennine side of south-east Piedmont. The Grue stream runs through the valley and the Curone and Borbera valleys are nearby. The nearest larger town is Tortona, which has rail services, shops and the main everyday services for the area. Garbagna is listed among I Borghi più belli d'Italia. This part of the province is known for mixed wooded hills, small valleys, hazelnuts, vineyards and quiet stone villages rather than for a single dominant landmark.