Casa indipendente in Frazione Bastita
In frazione Bastita vendesi casa di civile abitazione da ristrutturare disposta su due livelli e composta da ingresso su soggiorno, cucina, tinello e un ampio locale di sgombero al piano terra. Al primo piano due camere da letto, bagno. Adiacente alla casa due magazzini di cui uno da 126 mq. mentre il più piccolo 25…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €70,000 for 188 m², the house costs €372/m² before renovation; applying an estimated €700/m² renovation budget brings the effective cost to roughly €1,072/m², well above the local €336/m² benchmark. The property includes two warehouses and an additional rustic building described as degraded, reducing the value of the advertised floor area.
More on the house and the area
This is a substantial, genuinely usable country home with a working kitchen, bathroom, bedrooms, and a small garden, plus appealing old stone-and-brick outbuildings. Its rustic character and surrounding greenery offer charm, but there is no standout view and the property feels more like a practical renovation project than a dream-ready Italian 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€37,000 – €66,000
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 property is explicitly sold as needing renovation, with dated interiors, cracked plaster, and basic finishes.
- A large portion of the 188 sqm is made up of warehouses/storage buildings rather than finished living space.
- The additional rustico is already described as degraded and may require major rebuilding; utilities and legal status should be verified.
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.