Rustico/Casale in Vendita a Bardineto (SV) Via Mazzini 66
Rustico/Casale in Vendita a Bardineto (SV) Via Mazzini 66. Needs renovation, autonomo heating, garage, caminetto, balcone.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €70,000 (€538/m²), the farmhouse needs renovation estimated at about €700/m², putting the effective cost near €1,238/m² versus €462/m² for comparable homes. The listing does not say when it was built or provide an energy rating, and Bardineto is 12 km from the sea.
More on the house and the area
This is a photogenic Ligurian farmhouse with a beautiful aged façade, original shutters, arched doorway, small balcony, garden and strong historic character. The interior is clearly furnished and functioning as a real home, with solid floors, bedrooms and heating, but it is not turnkey: finishes, damp-looking walls and likely services need meaningful renovation. The setting is charming, though no panoramic view is actually proven by the photos.
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€26,000 – €46,000
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.
Show more
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.
- Clearly a lived-in, furnished home, but the walls and ceilings show age, staining and cracking consistent with renovation needs.
- Only one bathroom is listed, and the kitchen is not shown in the gallery; utilities and compliance should be verified.
- The garage/storage areas look utilitarian and cluttered rather than immediately usable living space.
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 is in the lower Ligurian Alps above the Val Varatella, with wooded limestone ridges and narrow valleys around it. The Varatella stream runs through the valley below. The old village of Balestrino on the slope is a known abandoned medieval settlement. Toirano, within a few kilometres, has the Grotte di Toirano cave system and a preserved historic centre. The Riviera coast around Borghetto Santo Spirito and Loano is about 8–10 km away for daily services and the sea, but the coast itself is outside the immediate 15 km landscape only at its edge. Albenga is the nearest larger town, with a substantial historic centre and full services. This part of western Liguria is known for olive groves on terraces, woodland, and caves in the limestone hills.