Terratetto unifamiliare in Davagna
A soli 30 minuti da Genova esiste un luogo dove il tempo sembra rallentare. E potrebbe diventare la tua nuova casa. Nel caratteristico borgo di Capenardo, nel comune di Davagna, proponiamo in vendita una casa indipendente su tre livelli, perfetta per chi desidera ritrovare tranquillità, natura e spazi autentici senza…
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
At €59,000 for 181 sqm (€326/sqm) the ask looks cheap versus the Liguria townhouse baseline of €522/sqm, but it is listed as needing renovation. Using ~€700/sqm renovation, the effective cost is about €1,026/sqm, which is well above baseline; good photos and a plausible description help, but the value is only fair for a renovation project.
More on the house and the area
This is a real house, not a shell: substantial, roofed, with fitted kitchen, staircase and everyday livability already in place. The best appeal is the old Ligurian village feel and the potential of the little front garden/courtyard, but in reality it needs clear updating and exterior tidying to match the dreamier AI-staged images.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€36,000 – €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.
- Several exterior photos are AI-staged, so real-life charm is less polished than the prettiest images suggest.
- Exterior needs maintenance, especially the weathered balcony/terrace underside and general facade refresh.
- Garden is tiny and currently overgrown rather than immediately usable.
- No proven view photos, and the borgo setting looks enclosed rather than panoramic.
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 58/100The cluster is in the valleys behind Genoa, with the Ligurian Apennines on the immediate horizon. The Bisagno river system shapes this area, with wooded slopes, narrow side valleys and scattered hamlets. The nearest substantial city is Genoa, with the full range of services, a major port, rail connections and airport access. The upper Bisagno and nearby inland valleys are known for chestnut woods, small terraced areas and the transition from the coast to the Apennine ridge.