Villa in vendita a Sori
Sori alture "Fulle" vendiamo in caratteristico Borgo a 5 minuti dal mare occasione villa mq 230 bipiano frazionabile (l'immobile si vende intero), con ampio terreno mq 1500 ampia cantina, la posizione dell'immobile consente un' assoluta tranquillità, Il borgo si trova a poco più di 4 chilometri dal centro di Sori,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
230sqm villa at 387 EUR/m2 vs baseline median 421 EUR/m2 (thin sample), so only ~8% below median\u2014a modest discount, not exceptional. Property needs renovation (built 1900), so factor ~800-1000 EUR/m2 renovation cost. Positives: large 1500sqm plot, cellar, terrace, heating, 5 min from sea, fresh listing (2 days), 26 photos. \"Frazionabile\" but sold whole. Overall a fair opportunity requiring significant renovation investment; discount is real but not a diamond.
More on the house and the area
1900 two-level villa of 230sqm in a quiet hamlet above Sori, ~4km from town, with 1500sqm of land. Wow potential is modest: the setting is green and tranquil with wooded hillsides, and the stone masonry, exposed beams, old bridge, and street-side character add rustic charm. However, the property needs significant renovation, exteriors show cracking, interiors are dark, dated and cluttered, and railings are rusted. Some listing photos are explicitly AI-enhanced, so the polished orange facade shots should be treated cautiously. Price of 89k for 230sqm (387 eur/m2) plus land is reasonable but the condition tempers the bargain effect. Overall an ordinary countryside fixer with pleasant nature but no scroll-stopping feature.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€46,000 – €81,000
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.
- Some photos AI-enhanced per description (staged/altered appearance)
- Needs full renovation
- Visible cracks in exterior facade walls
- Interior dark and dated, cluttered
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 cluster is in the wooded hills of the Ligurian Apennines above the Fontanabuona area. The Lavagna basin is nearby, and the coast around Recco, Camogli and Rapallo is the nearest sea access but it lies outside the immediate inland landscape. Genoa is the nearest large city, with full services, port and rail connections. This part of eastern Genova province is known for scattered hamlets, chestnut and mixed woodland, and small valley roads rather than for a single protected or monumental landscape inside the immediate area.