Casa indipendente in Frazione Casoni 45
SEMINDIPENDENTE 3/4 RIF. 651 - CASONI (Fontanigorda): Terra/Tetto, 3 livelli, Mq. 158*, Vani 10.5, con giardino e posto auto. P. T. : Cantina, legnaia, posto auto e giardino mq, 60* P. 1: Locale ristrutturato indipendente. Ingresso, cucina, camera, poggiolo con gabinetto. P. 2: 4 camere, gabinetto con poggiolo. Luminoso, panoramico. Porte, saloni e pavimenti originali e recuperati benissimo.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €34,000 (€215/m²), the headline price is attractive, but allowing roughly €71,000 for partial renovation brings the effective cost to about €665/m², above the €497/m² local reference. One level is renovated and the original finishes are well preserved, but the listing does not clearly state the overall condition; the remote inland location also limits the premium.
More on the house and the area
This is a characterful Ligurian village property with substantial stone walls, original shutters, balconies, timber beams, and a small garden. The description indicates one renovated independent level and two bathrooms, but the gallery is dominated by rough storage spaces and deteriorated farm structures, so it is a project rather than a move-in-ready 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.
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€18,000 – €31,000
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.
- Most interiors shown are storage/cellar spaces rather than finished living areas.
- The property appears to need substantial renovation and clearing, especially the old agricultural outbuildings.
- Access is via narrow village lanes and stairs; verify utilities, structural condition, and the extent of the renovated areas.
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 69/100The cluster is in the Ligurian Apennines, in the upper Trebbia valley system near Monte Antola and the wooded ridges that divide Liguria from Emilia. The Trebbia basin is the main landscape here, with chestnut woods, beech woods and narrow mountain valleys. Parco naturale regionale dell'Antola lies nearby and is the main protected area of this part of the province. The nearest skiing was the small local field at Rocca d'Aveto, roughly an hour by road, when operating. The nearest town of some size is Chiavari on the coast, while the inland service centre for the upper valleys is Torriglia. This part of inland Genoa is known for forested Apennine scenery, summer second-home villages and access to walking routes around Monte Antola.