Casale in Bardineto
A pochi passi dal centro di Bardineto, in posizione panoramica e tranquilla, proponiamo in vendita un caratteristico rustico/casale di circa 130 mq, immerso nel verde e ideale per chi desidera realizzare una residenza dal fascino autentico. L'abitazione si sviluppa su due livelli. Al piano terreno si trovano la…
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 €70,000 for 130 sqm, the ask is €538/sqm, but with a typical renovation budget of about €700/sqm the effective cost is roughly €1,238/sqm. That is far above the local low-price baseline of €438/sqm, and while it has land, a panoramic setting, and 25 photos, the value looks weak for a farmhouse needing renovation.
More on the house and the area
This is a genuinely characterful old Ligurian farmhouse, with a faded romantic facade, vaulted rooms and a nice amount of land in a quiet green setting. The big plus is that it is a real house, not a shell: furnished, heated and usable, though clearly dated and in need of renovation and upgrading. Dreamy for someone who loves rustic authenticity more than instant wow-luxury.
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€26,000 – €46,000
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.
- Needs real renovation/modernisation
- Interiors are simple and dated rather than polished
- Some visible wall cracking and wear
- Only one bathroom shown
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, in the upper Bormida area near the Colle del Melogno and the ridge that separates inland Liguria from the coast. The Bormida di Millesimo rises at Bardineto. The regional park of Bric Tana is near Toirano, within roughly this radius on the south side of the divide. The nearest ski area is the small lift system at Garessio 2000, about 35–45 minutes by road depending on the exact starting point. The nearest town of some size is Loano on the coast, with rail services, shops and hospital facilities; inland, Calizzano is the closest service village. This part of western Liguria is known for beech and chestnut woods, mountain pastures and for Calizzano's mushrooms and forestry landscape.