Casa bifamiliare in Acqua di Ognio
Ognio- valfontanabuona- proponiamo casa completamente indipendente, volendo bifamiliare di 164 mq con 3000 mq di terreno, per lo più bosco, ma 200 mq di fascia di giardino davanti casa. Accesso carrabile su strada asfaltata di paese, fabbricato suddiviso in due strutture con entrambi i tetti a posto, sulla destra…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €99,000 (€582/m²), the two-unit 170 m² property appears to need moderate updating despite both roofs being described as sound; estimated all-in cost is about €1,032/m², roughly double the local comparison level. The 3,000 m² plot, garden and independent layout add value, but the listing does not clearly state the interior condition or renovation scope.
More on the house and the area
A genuine mountain-view Ligurian home with spectacular valley scenery, broad sunny terraces, a garden and around 3,000 sqm of land. The two-building layout is roofed and clearly livable, with working kitchens, bathrooms, heating and multiple bedrooms, though the interiors are dated and some areas need refurbishment.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€20,000 – €33,000
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 fully usable but dated, with visible damp/peeling finishes in places and likely cosmetic renovation needed.
- The large garden/land is steep and partly wooded, with extensive stairs and terraces requiring maintenance.
- Energy class G and the condition of systems should be checked before purchase.
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 58/100The area sits in the Ligurian Apennines, in the upper Fontanabuona valley system. The Lavagna basin and its wooded ridges are the main landscape within the immediate area. Portofino Regional Natural Park is nearby on the coast side but not within the core 15 km landscape. The nearest larger town is Genoa, which provides the full city services and major rail links. The area is known for inland Ligurian valleys of chestnut woods, scattered hamlets and slate-working country tied to the Fontanabuona.