Semindipendente in vendita a Erli, Panizzara
Casa rustica in pietra dal fascino autentico tra il mare della Liguria e le colline del Piemonte Nel suggestivo entroterra ligure, in una posizione strategica a 20 minuti dal mare, proponiamo in vendita casa rustica in pietra disposta su due livelli con ampia cantina, ideale per chi desidera vivere in un contesto…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €35,000 for 74 sqm, the asking price is €473/sqm, but with an estimated €250/sqm light habitable refresh the effective cost is about €723/sqm. That is above the local baseline of €521/sqm, so despite the Liguria location and 20-minute access to the sea, it looks ordinary-to-weak rather than a bargain.
More on the house and the area
This is a genuinely atmospheric Ligurian stone house, with beautiful rustic character, vaulted rooms and a lovely hillside setting. Crucially, it is not a shell: it has furnished bedrooms, a working kitchen and usable internal spaces, so you could live there while updating it. The wow comes from authentic exterior charm and mountain greenery rather than polished interiors.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €10,000
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.
- Interiors are habitable but dated and need modernization.
- Kitchen and bathroom standard appears basic/old-fashioned.
- Some upper-level spaces feel semi-finished or improvised rather than fully integrated living area.
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 lower Pennavaira valley in the Ligurian Alps, with wooded slopes and limestone ridges close around the village. The Pennavaira torrent runs through the valley. Around 10 km away, Castelbianco has the limestone crag of Monte Castellermo above it, a well-known feature of this part of inland Savona. Albenga is the nearest town of size and has full daily services, a railway station, and a substantial historic centre. This inland area is known for olive groves, small stone villages, and outdoor climbing on the limestone walls of the Pennavaira valley.