Maxena-Antico frantoio ad oggi unità collabente con terreni
Maxena - Case sparse - Antico frantoio diruto, ad oggi unità collabente, con terreni per una metratura complessiva di 14990 mq. Da ristrutturare completamente. Non carrabile, raggiungibile solo a piedi tramite piccola strada pedonale di circa 300 metri. Non è possibile costruire una strada di accesso…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Land, with no house on it
See what needs doing and what each job costs
The description explicitly says 'antico frantoio diruto' and 'unità collabente', with 14,990 sqm of land and possible land servicing for nearby constructions, so this reads as a collapsed ruin/land play rather than a realistic livable home. Although the ask is only €50,000 (€303/m² nominal), full restoration from a ruin would be around €1,100/m² and the lack of vehicle access (300 m pedestrian-only, no road possible) is a major functional penalty.
More on the house and the area
The hillside setting above Chiavari with almost 15,000 sqm of land is intriguing and close to the sea, but the listing is for a collapsed former olive mill rather than a home. This is a romantic project site, not a realistically liveable house today, and the pedestrian-only access heavily limits practicality.
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€65,000 – €97,000
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.
- Unità collabente / completely to renovate
- Only reachable on foot via about 300 m pedestrian path
- No possible car access road
- Photos do not prove any usable interior or liveable house condition
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 82/100The cluster is on the Gulf of Tigullio on the Ligurian Sea, with the Ligurian Apennines rising directly behind the coast. The Entella river reaches the sea here between Chiavari and Lavagna. Portofino Regional Natural Park is nearby on the western side of the gulf. The nearest substantial town is Chiavari itself, which has a long arcaded historic centre, a seafront and rail links along the Genoa–La Spezia coast. Sestri Levante is close to the east, and Rapallo and Santa Margherita Ligure are close to the west. The area is known for the Tigullio coast of small seaside towns backed by steep wooded slopes.