Garessio grande casa in pietra nel caratteristico Borgo
Nel caratteristico Borgo Medioevale di Garessio bellissima casa in pietra in vendita in parte ristrutturata e in parte da terminare la ristrutturazione. La casa è indipendente, libera da terra a cielo, e libera su 3 lati. Composta da: piano terreno: a destra: cucina abitabile, camera matrimoniale con bagno; a…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
At €90,000 for 288 sqm, the ask is just €312/sqm, but the house is only partly renovated: applying about €350/sqm for the unfinished first floor brings the effective cost to roughly €662/sqm, above the low internal baseline of €352/sqm for Piemonte townhouses. Strong positives are the large size, independent stone house in a medieval borgo, heating, garden/cellars, and 45 photos, but it is not the bargain the raw ask suggests because part of the property still needs substantial interior works.
More on the house and the area
This is a genuinely atmospheric medieval-borgo stone house with a handsome facade, brick arches, vaulted interiors and a sweet private garden corner. The renovated portion looks usable now, with kitchens, bathrooms and heating already in place, while the first floor remains a real project. Strong dream factor because it is a real home already, not just a shell, but it is not fully finished.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€33,000 – €56,000
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.
- Upper floor is still unfinished and needs internal renovation
- No open scenic view; charm is mainly borgo atmosphere and stone character
- Some outdoor areas and balcony feel basic rather than polished
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 is in the Ligurian Alps, in the upper Tanaro valley. The Tanaro river runs through Garessio, and the terrain is a narrow mountain valley with wooded slopes and ridges close to the town. The area is part of the Alta Val Tanaro and sits near the border between Piemonte and Liguria. The Ligurian Alps Regional Park lies nearby, and the Marguareis massif is in this part of the province. The nearest ski area is Garessio 2000 above the town, reached by road in roughly 20–30 minutes depending on the exact hamlet. The nearest larger town of note is Ceva, while the Ligurian coast around Albenga is reachable by road beyond the local radius. Garessio has a historic centre and is known for mountain landscapes, chestnut woods and the old road link between Piedmont and the sea.