Rustico con corte esterna a Lecchiore
Dolcedo frazione Lecchiore Proponiamo rustico di circa 88 mq, indipendente da cielo a terra, parzialmente ristrutturato, con importanti interventi strutturali già eseguiti. L’immobile presenta solette, tramezze e tetto rifatti, offrendo una solida base per il completamento e la personalizzazione degli spazi…
What it really costs
See what needs doing and what each job costs
Rustico at 670 EUR/m2 sits above the local median of 434 EUR/m2, so it's a ~54% premium on a weak-ish baseline. It's only 'parzialmente ristrutturato' with structural work done (roof, slabs, partitions) but interiors need completion, so it is not turnkey/habitable and needs finishing work (~600 EUR/m2 to complete). Positives: independent building, connected to sewer, panoramic view/terrace, 20 photos, fresh listing (6 days). Reasonable but not a bargain given the completion costs.
More on the house and the area
Partially restructured stone rustico in Lecchiore (Dolcedo), Liguria, at €59k for 88sqm. Exterior shows attractive traditional stone masonry and a hillside village setting, but the property is a construction site inside: roof, slabs and partitions redone but all rooms are bare brick/stone with rubble, no finishes. The terrace offers a pleasant open view over tiled roofs and green hills, and the natural mountain surroundings are nice, but nothing rises to scroll-stopping. Low price reflects the work still required rather than a genuine bargain on a finished home. Ordinary-to-weak appeal in current unfinished state.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€17,000 – €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.
- Property is a gutted shell mid-renovation — bare brick, no floors finished, no fixtures
- Interior photos show construction debris, exposed blockwork and cracks in walls
- No sea distance given; village-edge location with views of roofs and hills only, not exceptional
- Buyer must complete substantial internal works despite structural interventions done
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 72/100The cluster is in the lower Prino valley, with olive-covered Ligurian hills rising immediately inland and the Ligurian Sea coast at Imperia within about 6 km. The Prino river runs through this valley to the sea. Dolcedo has a substantial stone village core with medieval fabric and bridges, and Imperia is the nearest town of size with full services, a marina and rail access. The area is known for olive cultivation and Taggiasca olives, with terraced groves across the slopes.