TERRATETTO A POGLIASCA - Borghetto Vara
Nel borgo di Pogliasca, frazione di Borghetto di Vara, si vende antica casa di borgo completamente da ristrutturare. Composta di 16 ambienti suddivisi in tre pian, in cui troviamo 1 cucina, 5 camere di cui una con terrazzina, due bagni, 4 ripostigli e 4 cantine, di pertinenza alla casa, porzione di terreno di 400 mq. La casa, nella ristrutturazione, può essere suddivisa in due appartamenti.
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
Priced at 282 EUR/m2 vs baseline median of 521 EUR/m2, roughly 46% below market, which is attractive for a 195m2 townhouse at 55k. However it is 'completamente da ristrutturare' (fully needs renovation), so expect ~1000 EUR/m2 renovation (~195k), pushing all-in cost near ~250k vs baseline ~102k for renovated stock - the discount reflects real work needed. Positives: 39 photos, fresh listing (2 days), 400m2 land, cellars, potential to split into two apartments. Missing energy class and build year. Location is an inland frazione (Pogliasca), not coastal, limiting resale upside. Solid opportunity for a renovation buyer but not a steal after accounting for full restoration costs.
More on the house and the area
Antique stone village house in the small hamlet of Pogliasca, Liguria. 195sqm across three floors, 16 rooms, with 400sqm of land and a terrace. The stone construction, green shutters, historic bell tower nearby, and hillside village setting give genuine rustic character. However, the property needs complete renovation—interior photos show heavy damp, peeling walls, and mould on ceilings. Rooms are plain and dated with terrazzo floors. The €282/sqm price is low but reflects the extensive work required. Charming bones but no standout scroll-stopping feature; a typical Ligurian fixer-upper.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€39,000 – €69,000
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.
- Completely needs renovation with visible severe damp/mould damage in some rooms
- No sea distance specified; inland hamlet location
- Stone facade requires significant structural and cosmetic work
- Overgrown surrounding land
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 61/100The cluster lies in the Vara valley in the Ligurian Apennines, with wooded hills and ridgelines around the village. The Vara river runs through this part of the valley. The Montemarcello-Magra-Vara Regional Park reaches the lower Vara and Magra area nearby. The nearest substantial town is La Spezia, which has rail links, port services and the main urban services of the province. The Cinque Terre coast is in the wider province but outside the 15 km landscape around Borghetto di Vara and does not define the immediate setting. This part of eastern Liguria is known for valley farming, olive groves and small inland villages between the coast and the Apennine passes.