Terratetto unifamiliare in Valbrevenna
VALBREVENNA - LOC CARSASSINA Nel cuore della tranquilla località di Carsassina, nel comune di Valbrevenna, si propone in vendita casa INDIPENDENTE con TERRAZZO e GIARDINO L'immobile si sviluppa su più livelli, offrendo spazi ben distribuiti e funzionali ed è ristrutturata negli anni 2000 Al piano terra, un accogliente…
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 120 sqm, the asking price is €292/sqm; assuming a habitable house needing light updates (~€200/sqm), the effective cost is about €492/sqm versus a Liguria townhouse baseline of €522/sqm. The description and 18 photos support a real livable house with terrace/garden, but the discount is modest rather than exceptional and the location is inland (20 km from the sea).
More on the house and the area
This is a real, usable mountain home with a big terrace and a genuinely beautiful green valley view. Inside it is old-fashioned but clearly lived-in, with working kitchen, bathroom, bedrooms and rustic character like beams and stone textures. The wow comes from the setting, terrace and price more than from polished design.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€8,000 – €13,000
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.
- Exterior facade and terrace/balcony edges look weathered and may need maintenance.
- Interiors are habitable but dated, with some rustic/low-ceiling spaces and cosmetic refresh needed.
- Garden is steep and a bit overgrown rather than an easy flat outdoor living space.
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 Apennines, in the upper Brevenna valley between wooded ridges and steep-sided side valleys. The Brevenna stream runs through the valley and the Aveto Regional Natural Park begins nearby to the east, covering a larger block of Apennine forest and high ground in this part of inland Genoa. The nearest ski lifts are the small Santo Stefano d'Aveto area, roughly 1 hour away by mountain roads. The nearest town of size is Genoa, which provides full city services and rail connections but lies beyond the immediate valley landscape. This inland part of the province is known for chestnut woods, scattered stone hamlets and traditional mountain agriculture tied to the Ligurian Apennines.