Casa nel centro storico di Roncagli
Situata nel caratteristico centro storico di Roncagli, frazione del comune di Diano San Pietro a soli 7 km dalle spiagge di Diano Marina, proponiamo in vendita una casa terracielo disposta su tre livelli, interamente da ristrutturare. Attraversando i suggestivi vicoli del borgo si raggiunge l'abitazione, che al piano…
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
Terracielo townhouse over 3 levels in Liguria's historic Roncagli, 7km from Diano Marina beaches, at 867 EUR/m2 vs baseline median of 528 EUR/m2. Price is above local median but the property needs full renovation, which is priced in. Fresh listing (1 day) with 24 photos and clear layout. Positives: cellar convertible to taverna, public parking nearby, characterful old-town setting near coast. At 39k absolute price the entry is low, but total cost with renovation (~54k+) should be weighed against the modest 45m2 size. Reasonable value for a renovation project in a desirable Ligurian location.
More on the house and the area
A terracielo townhouse in the historic hamlet of Roncagli, Diano San Pietro, 7km from Diano Marina beaches. Genuine period charm: original hexagonal terracotta floors, stone interior stairs, weathered green shutters/doors, arched window recesses, and the atmospheric 'Vico delle Fate' (Alley of the Fairies) entrance under a stone arch. The exterior alleyway with brick-paved passage and greenery is picturesque. However, the interior is entirely stripped and in need of full renovation, with visible cracks in walls and ceilings suggesting possible structural work. The cellar lacks interior access. At €39,000 (€867/m2) the price is attractive and could drive interest, but the wow is modest character-and-bargain rather than anything striking. No sea view, dark rooms, and heavy renovation temper the appeal.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€18,000 – €27,000
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 throughout
- Cellar has no direct interior access
- Structural cracks visible in walls and ceilings
- No sea view despite proximity to coast
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 sits in the lower valley behind Diano Marina, with the Ligurian Alps rising inland and short olive-covered hills between the village and the sea. The Ligurian Sea and the beaches of the Golfo Dianese are within a few kilometres. This part of western Liguria is known for olive groves and olive oil, especially the Taggiasca cultivar. Imperia is the nearest larger town, with a full range of services and a working harbour. Cervo, on the same gulf, is one of I Borghi più belli d'Italia.