Casa bifamiliare in Via Vallombrosa 3
Nel cuore della località di Vicomorasso, nel comune di Sant'Olcese, si trova una casa semindipendente in vendita, perfetta per chi cerca un rifugio tranquillo. L'immobile, di 36 mq, si sviluppa su più livelli e offre una disposizione funzionale con due locali, tra cui una camera da letto, una cucina e un bagno. La casa…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
- Wiring
- Heating
See what needs doing and what each job costs
At €833/m² before works, this €30,000 townhouse needs renovation estimated at about €25,200, bringing the effective cost to roughly €1,533/m²—more than three times the local €500/m² benchmark. The detached 1,000 m² plot, terrace and parking add appeal, but the inland location and missing construction details weaken the deal.
More on the house and the area
This tiny Ligurian townhouse has a genuinely beautiful mountain setting, a large private plot and a memorable old-fashioned entrance with an ornate arch. It is a real house with a kitchen, bathroom and usable floors, but the interior condition is rough and renovation is clearly more than cosmetic. The view and €30,000 price create strong potential, but this is a hands-on restoration project rather than a ready-to-live-in dream home.
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€7,000 – €12,000
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 need substantial renovation, with peeling plaster, damp-looking walls and damaged ceilings.
- The garden and terrace are heavily overgrown and cluttered, requiring major clearance and maintenance.
- Verify roof condition, structural integrity, utilities and the practical access/parking arrangement.
- Only 36 sqm of living space, despite the separate 1,000 sqm plot.
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 in the built-up area of Genoa, on the Ligurian coast with the Ligurian Sea at hand and steep Apennine slopes rising immediately behind the city. Within this stretch of coast the urban fabric, port infrastructure and transport corridors dominate daily surroundings more than any single landscape feature. The nearest substantial centre is Genoa itself, with the historic centre, the port and full city services.