Rustico in Triora
Privato vende un fabbricato completamente da ristrutturare nel centro storico del piccolo Borgo di Realdo, frazione di Triora, bellissimo paese nel cuore delle Alpi Liguri posto su una caratteristica roccia a strapiombo. L’edificio è composto da un ingresso comune con altro fabbricato ed al suo interno si compone di …
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 €12,000 for 130 sqm, the ask is only about €92/sqm versus a Liguria farmhouse baseline of €438/sqm, but the text says it is completely to restore, without systems, with rustic original rooms and a separate deposito/cantina. Using about €1,100/sqm renovation, the effective cost is roughly €1,192/sqm, so the low entry price is offset by a very heavy renovation; the historic hamlet setting helps a bit, but it is 20 km from the sea.
More on the house and the area
The setting is spectacular: a tiny stone borgo perched on a cliff with dramatic Alpine views, which gives it real dream value. But the house itself is a full renovation project, with bare rustic rooms, rough stairs and no visible bathroom, kitchen or functioning systems. This is more a romantic shell in an extraordinary location than a usable home today.
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€51,000 – €76,000
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.
- Completely to be renovated; interiors are raw and unfinished.
- No bathroom, kitchen or systems are visible, and the description says there are no utilities/impianti.
- Access is through a shared entrance and steep village lanes/stairs may limit practicality.
- Low price reflects project-level condition rather than a ready home.
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 78/100The cluster sits in the upper Argentina valley in the Ligurian Alps, with steep wooded slopes and mountain ridges immediately around it. The Argentina river runs through the valley below. This is inside the Parco naturale regionale delle Alpi Liguri. The nearest skiing is the small Monesi area, roughly 20–30 minutes by road depending on the exact hamlet. Triora is known for its intact stone hill village and for the witch-trial history associated with the town. Sanremo on the coast is the nearest larger town with full services, rail links and a hospital.