Rustico in Olivetta San Michele
Casa da ristrutturare completamente, vista aperta con terrazze 4 piani da collegare ,pargheggio sotto casa pubblico , contesto villaggio tipico in pietre stile ligure
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
Farmhouse at €318/m2 vs regional median €434/m2 is ~27% below baseline, so priced attractively for the area. However 'da ristrutturare completamente' means a full gut renovation across 4 floors that need connecting — expect ~€1,200/m2, roughly €130k on 110m2, dwarfing the €35k purchase price. Total all-in likely €165k+, which erodes the apparent discount. Positives: fresh listing (2 days), open views, terraces, public parking below, characteristic Ligurian stone village. Net: a fair entry-price project rather than a clear bargain given heavy renovation exposure.
More on the house and the area
Traditional Ligurian stone house in Olivetta San Michele needing full renovation. Attractive stone facade and authentic village character with open mountain valley views. At €318/m2 for 110sqm across 4 levels, it's a genuine bargain, but the property is essentially a ruin requiring complete rebuild. Charming rustic potential but no move-in wow.
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€44,000 – €64,000
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.
Show more
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.
- Complete renovation required — property is a shell
- Roof/terrace membrane in poor condition
- No functional rooms, baths, or beds currently
- Only 2 photos, both showing exterior/rough state
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 Ligurian Alps close to the Roja valley and the French border. The river here is the Roia-Roya, with a narrow valley floor and steep wooded slopes around the villages. The Maritime Alps and the prealpine ridges above Ventimiglia are within the local landscape. The nearest coast is the Ventimiglia side of the Riviera di Ponente, but the immediate setting is inland valley rather than seafront. The nearest larger town is Ventimiglia, which has rail services, shops and the Roman archaeological area. Within this part of the upper Ventimiglia hinterland the area is known for olive terraces, Mediterranean scrub giving way to mountain woodland, and old stone villages linked to the Roya valley route between Liguria, Piedmont and France.