VILLE SAN PIETRO - Casa di paese - VENDITA
A Ville San Pietro, caratteristica frazione del comune di Borgomaro (IM), proponiamo in vendita una tipica casa di paese con ingresso indipendente, sviluppata su due livelli e completa di cantina. L'accesso all'abitazione avviene attraverso un suggestivo arco in pietra che conduce al disimpegno d'ingresso. Su questo…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse at 425 EUR/m2 vs baseline median 521, ~18% below market. 153 sqm, 5 rooms, cellar, fireplace, heating; description confirms livable layout over two floors. Only red concern: heating is stove/fireplace based, so some modernization for comfort/heating and dated 1700 building. Fresh listing (3 days). Renovation modest since habitable. Solid value for a livable Ligurian village home.
More on the house and the area
Typical Ligurian village townhouse in Ville San Pietro (Borgomaro), accessed via an attractive stone arch — the most characterful feature. Exterior has rustic charm with wooden shutters and green-tiled base, set in a green mountain-valley hamlet with pleasant window views. Interiors are habitable but noticeably dated: floral sofas, old tiled kitchen and bathrooms, though it has appealing exposed wood-beam ceilings and wood floors upstairs in the bedrooms. 153 sqm over two levels plus cellar at €65k (€425/sqm) is modestly priced but not a standout bargain given the dated condition. Solid, liveable, historic-character property but nothing that stops the scroll.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€15,000 – €26,000
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.
- Interiors are dated (1970s-80s finishes, floral upholstery, old bathrooms)
- Energy class G, 218 kWh/mq — poor efficiency
- Located in a small inland hamlet, no sea proximity stated
- Heating only via wood stove and fireplace
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 low Ligurian Alps and upper Impero valley, with wooded slopes, olive terraces and narrow valleys. The Impero river runs through Borgomaro and the valley continues down toward Imperia. The nearest coast is the Riviera dei Fiori around Imperia, about 13 km away, but it is outside the immediate inland landscape and does not raise the score. Imperia is the nearest town of size, with full services, a port and rail access. This part of western Liguria is known for Taggiasca olives and olive oil.