Terratetto plurifamiliare in La Spezia
Schiara di Tramonti – the hidden paradise of the Cinque Terre. What if I told you that, in the heart of the famous Cinque Terre, there is still a place able to surprise even those who think they know them well? Among the ancient seafaring villages the whole world envies us, a UNESCO World Heritage Site and a symbol of…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationFit to live in
€114,200 – €125,500
Sea-view project buyer
A patient second-home owner or holiday-let operator suits this house best. The stone construction, terrace and open sea view are unusually strong features, and the bar, supermarket and restaurant are one minute away. It is a poor fit for anyone wanting a car-accessible home or a quick move-in.
See what needs doing and what each job costs
Is it a good buy: You are paying above the market
It takes about eighteen to twenty-three years to earn back the purchase and renovation cost from a cautious advertised holiday rate, before tax and upkeep. Lerici is 43 minutes away and Sarzana 48 minutes away, but finished cost exceeds similar asking stock and resale is likely to take time.
- What you end up payingAbout 145,000-179,000 EUR, including the 99,000 EUR asking price and 46,000-80,000 EUR of renovation
- What letting might bringAt about 88 EUR a night and 90 booked nights a season, about 7,920 EUR a year before tax, fees and upkeep
- Years to earn that backAbout 18-23 years against 145,000-179,000 EUR all in, using 7,920 EUR a year
- Selling againLikely slow: only nine listings are on sale in the town, and asking prices are not sale prices
Not ready to move into: the listing calls for complete renovation, and no finished bathroom is shown. The roof, exposed wiring, basic plumbing, heating, kitchen and finishes all need checking or replacement before use. The stone walls, sea terrace and spectacular open-water view are the house's real assets, but the walk-only access makes the project costly.
- As it stands€99,000
- Fit to live in€114,200 – €125,500
- Settled in the first year€144,500 – €176,750
- Everything on this list€146,100 – €178,950
- Bathroom installation€6,000 – €10,000
Build and fit a working bathroom with drainage, waterproofing, tiles and sanitaryware; no finished bathroom appears in the photographs and the listing says complete renovation.
about 6,000-10,000 EUR for a 4-6 m2 complete bathroom in La Spezia youtube.com
- Heating system€3,000 – €8,000
Provide a dependable heat source and distribution; the small stove shown is not evidence of a complete system for the house.
about 3,000-8,000 EUR for a small-house heating installation, depending on stove or heat-pump choice homedeal.it
- Wiring renewal€3,700 – €4,500
Rewire the house and cellar and make the exposed cables safe; the visible installation is loose and unfinished.
about 70-85 EUR per m2, over 56 m2, including a small-house consumer unit and testing studiomadera.it
- Plumbing renewal€2,500 – €4,000
Install proper water and waste pipes for the kitchen and bathroom; the frames show only a basic outdoor sink and no finished sanitary installation.
about 2,000-4,000 EUR for a small complete domestic system with roughly 6-8 water points edilnet.it
- Project logistics€15,000 – €25,000
Allow for design, permits, scaffolding, material carrying by foot and contingency; the remote walk-only site can add materially to a normal renovation quote.
allowance against the listing's stated complete-renovation estimate of about 80,000 EUR studiomadera.it
- Roof repair€7,500 – €12,500
Replace or reset the old tile covering and repair the roof build-up; the roof shows uneven tiles, patching and stones holding it down.
about 150-250 EUR per m2, over roughly 50 m2 of roof quotalo.it
- Small kitchen€4,300 – €7,000
Install a compact kitchen and connect it to the renewed water and electrical systems; only a basic cooking area is described.
about 2,800-4,200 EUR for a 2.5-3 m linear kitchen plus 1,500-2,800 EUR for appliances cucinasumisura.shop
- Floor renewal€2,000 – €3,750
Repair or replace damaged and unfinished floors, especially in the cellar and living areas.
about 40-75 EUR per m2, over roughly 50 m2 including removal or preparation quotalo.it
- Wall finishes€1,500 – €3,000
Close service chases and finish selected internal walls while keeping sound exposed stone; the cellar and rooms show unfinished masonry and visible services.
about 25-35 EUR per m2, over roughly 60-85 m2 of internal wall surface edilizia-roma-studio-tecnico-geometra.it
- Terrace works€1,600 – €2,200
Treat or partly renew the exposed timber deck and check terrace waterproofing and railings; the sea-facing outdoor areas are weathered and difficult to access.
- Seismic works checkregione.liguria.it
La Spezia is in seismic zone 3, so qualifying structural seismic work may be worth checking under the current seismic deduction rules.
An engineer must confirm that the proposed work qualifies and that all 2026 conditions are met; the photographs do not establish a structural intervention.
- Whether the roof is watertight after rain and whether its timber structure is sound
- Whether the stone walls, cellar and old timber floor have structural movement or damp
- The actual condition and legality of the electrical, water, drainage and heating systems
- Whether a bathroom exists elsewhere in the building or must be created from scratch
- Window glazing, seals and exact opening sizes
- complete renovation needed
- interiors appear very basic/raw
- pedestrian access via long stone stairway
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. Photos checked 11 September.
The area around
Location score 55/100The cluster is in the built-up area of La Spezia, a naval and port city at the head of the Gulf of La Spezia on the Ligurian Sea. The gulf is enclosed by ridges of the Ligurian Apennine foothills, with short steep valleys immediately behind the city. The Montemarcello-Magra-Vara Regional Park begins nearby to the east, around the lower Magra valley and the headland above Lerici and Ameglia. The nearest substantial town is La Spezia itself, which has full city services, a port, rail links and a large historic centre. Within about 15 km the area is known for the gulf, the naval base and the eastern approach to the Cinque Terre landscape, though the core Cinque Terre villages lie farther west.