Casa indipendente Roccaforte ligure
Roccaforte Ligure - proponiamo casa indipendente con 3 ettari di terreno sparsi . L'abitazione si trova sulla strada principale per il comune di roccaforte ligure su due livelli zona giorno e zona notte separati da scala esterna , nella zona giorno cucina e salone , volendo collegabili al magazzino adiacente di 40mq…
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 villa at 368 EUR/m2, only slightly above local median of 321 EUR/m2, a solid baseline. 95 sqm, 2 beds, plus ~40sqm adjacent magazzino and 3 hectares of land included for 35k total. Fresh listing (3 days). Energy class G and dated systems suggest modernization needed but structure is livable. Minor renovation/updating expected given older habitable rural home. Good value overall for a detached house with land and outbuildings, though modest condition keeps it from diamond.
More on the house and the area
Detached house in Roccaforte Ligure with 3 hectares of scattered land (former dried-chestnut production), which is the main draw. Exterior is a dated 1970s build with a jumble of red brick, crazy-paving stone base and wood-clad upper floor, sitting on a road bend. Interiors are firmly stuck in mid-century: retro kitchen with red formica table and vintage fridge, worn tiled floors in blue/red patterns, tired bathroom with green tiles, and cluttered bedrooms full of old furniture. Everything is habitable but visually unremarkable and in need of full updating. At €35k for 95sqm plus 3ha of land the price is low, but nothing here delivers a genuine visual wow. The land and nature setting are the only real appeal.
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€10,000 – €16,000
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.
- Dated 1960s-70s interior throughout, needs full modernization
- Awkward 1970s exterior with mixed brick/stone/wood cladding
- Single bathroom in very worn condition
- No sea proximity, remote mountain village location
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 62/100The cluster sits in the Borbera valley in the Ligurian Apennines, with wooded ridges and narrow side valleys around it. The Borbera river runs through the area. The Alta Val Borbera and the Capanne di Marcarolo natural area lies in the wider surrounding Apennines, and the landscape here is the transition between Piedmont and the inland side of Liguria. The nearest substantial town is Novi Ligure, which provides the main rail and services for the area; Tortona is another service centre on the plain side. The area is known for valley villages, chestnut woods and summer river bathing spots.