Terratetto unifamiliare in Sanremo
RUSTICO CON AMPIO TERRENO Ci troviamo in Strada San Pietro, in zona Valle Armea a pochi minuti da Bussana. La strada di accesso è aslfatata e consente l'accesso anche a mezzi pesanti. Il rustico è disposto su due livelli, il terreno misura circa 5mila metri. Possibilità di cambio di destinazione edilizio.
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
The description says 'rustico con ampio terreno' with only a 'possibility of change of use', so it is not currently a legal dwelling and fails the livability test. Even ignoring that, at €75,000 for 42 sqm plus heavy restoration (~€1,100/sqm), the effective cost is about €2,886/sqm versus a €521/sqm baseline, so it is far above this catalog's norm.
More on the house and the area
Two-level 1940s rustico near Sanremo (Valle Armea) with ~5,000 sqm of terraced agricultural land. The single genuine plus is the large plot with vineyard/greenhouse terraces and hillside setting. However, the property is overwhelmingly defined by a huge concrete motorway viaduct that towers directly beside and over the structure in nearly every exterior shot, killing any charm or view appeal. The building is a derelict shell surrounded by rubble, cables and dumped materials; the only interior (a stone barrel-vaulted cellar) is a cluttered storage space. Outlook is toward greenhouses and light industry rather than sea. At 1,786 €/m² for a ruin needing complete renovation, there is no bargain effect. Historic 1940s character exists but is not compelling given condition and setting. Overall an ordinary-to-poor prospect with a dominant negative feature.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€17,000 – €25,000
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.
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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.
- Massive elevated highway viaduct dominates the property and looms directly overhead in multiple photos
- Ruined rustico needing full renovation with no interior finishes, dumped materials and debris throughout
- No sea view despite 1km-from-sea claim; outlook is industrial greenhouses and highway infrastructure
- Interior is a stone vaulted storeroom used as junk/tool storage
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 Sanremo, so the resident setting is urban fabric on the Ligurian coast. The Ligurian Sea is at the town. The Maritime Alps rise inland behind the coast. The nearest larger centre is Imperia, and Ventimiglia is the other main town to the west; Sanremo itself has the old town of La Pigna, a marina, beaches, and the services of a city of this size. Sanremo is known nationally for the Sanremo Music Festival and for floriculture.