Villetta a schiera in Noci di Priosa
Terratetto Genovese d'Epoca con Ampio Spazio Esterno - Ideale per Famiglie e Amanti della Natura Scopri questa affascinante casa costruita all'inizio del 1900, un autentico esempio di architettura genovese che conserva ancora le sue caratteristiche originali d'epoca. Distribuita su tre livelli con circa 50 m² per…
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
See what needs doing and what each job costs
The €32,000 asking price is attractive, but substantial modernization of the original interiors, systems and layout could bring the effective cost to about €158,000, or €1,129/m²—well above comparable local stock around €500/m². The 850 m² plot and historic character add value, but the remote inland location and unspecified technical condition make this a demanding restoration project rather than a clear bargain.
More on the house and the area
A genuine early-1900s Ligurian townhouse with a memorable wooded valley setting and an unusually large 850 m² outdoor area directly opposite. The house is not a bare shell: it has intact floors, kitchens, bedrooms, bathrooms, and original details, but it is old-fashioned and needs meaningful renovation rather than just cosmetic decoration.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €49,000
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 interiors are usable but dated, with substantial modernization likely needed for systems, finishes, and comfort.
- Visible damp staining and aging exterior elements warrant a careful survey of roof, drainage, and masonry.
- The large outdoor area appears partly agricultural and sits close to a road and working equestrian/agricultural structures.
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 lies in the Ligurian Apennines in the upper Val Fontanabuona, an inland valley that drains to the Ligurian Sea. The immediate landscape is steep, wooded Apennine slopes cut by the Fontanabuona torrent and its tributaries, with small cultivated terraces and chestnut and mixed woodland. Settlement is a scattering of small villages and hamlets connected by narrow, winding valley roads. No national or regional park or ski lifts are inside the immediate 15 km radius. The nearest sizable coastal town is Chiavari (railway station, shops, beaches); Genoa is the provincial capital to the west and reachable by road but lies outside the immediate landscape. The area is part of the traditional rural economy of the Val Fontanabuona (small-scale forestry, agriculture and village services).