Villa unifamiliare in Vezzi Portio
A Vezzi Portio (SV), in splendida posizione collinare e soleggiata a soli 8 km dal mare (circa 10 minuti di auto), si propone in vendita una proprietà totalmente indipendente e priva di unità abitative adiacenti, immersa nella massima privacy e tranquillità. La proprietà è composta da una struttura residenziale di 40…
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
Although described as having residential habitability, the text focuses on demolition/reconstruction potential; using a heavy-renovation estimate of about €1,100/m², the effective cost is roughly €129,000 total or €3,225/m² for the 40 m² dwelling. That is vastly above the Liguria baseline of €387/m² for comparable sub-€100k stock, so despite the 8 km-from-sea hill position and 1,000 m² land, this looks expensive for the size and condition.
More on the house and the area
The idea is appealing: a detached small Ligurian house with privacy, sunny terraced land and a polished Mediterranean look. But the listing reads more like a rebuild/customization opportunity than a clearly move-in-ready home, and the photos do not prove the real current condition. Charming potential, yes; dream-home wow only after work.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€16,000 – €23,000
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.
- Photos appear to be renderings rather than the actual current house.
- Description suggests demolition/rebuild potential, so present livability may be weaker than the images imply.
- Access is on foot via terraces from public parking; not currently drive-up.
- Sea view is only a slight glimpse and not proven in the photos.
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 area sits in the first Ligurian hills above the Riviera di Ponente, with short steep valleys and wooded ridges close to the coast. The Ligurian Sea is about 5 km away in a straight line, with the nearest coast around Spotorno and Noli. The Monte Mao and Monte Carmo di Loano sector of the Ligurian Prealps is nearby, and the inland relief rises quickly behind the coast. The nearest town of size is Finale Ligure, with a full set of services, a railway station, and a substantial historic center; Savona is the larger city in the province. Noli, on the nearby coast, is one of I Borghi più belli d’Italia. This stretch of western Liguria is known for Mediterranean scrub, olive terraces, and limestone hills used for hiking and climbing.