Casolare di 240 mq circa da ristrutturare con ampio terreno
Bellissimo casolare di campagna indipendente interamente in sasso molto caratteristico sito su piccola collina con vista panoramica. L'immobile si sviluppa su piu livelli: piano semi interrato due ampi locali ad uso cantina (ex mangiatoia) con soffitti a volta; piano terra appartamento al grezzo di circa 120 mq…
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 €75,000 for 240 sqm, the ask is €312/sqm, but with a heavy renovation estimate of about €1,000/sqm the effective cost is roughly €1,312/sqm, well above the Liguria farmhouse baseline of €438/sqm. The description says both 120 sqm apartments are to be completely redone and the house currently has no direct car access, which materially weakens the deal despite the panoramic setting.
More on the house and the area
This is a very atmospheric stone farmhouse with a lovely Ligurian hillside setting, wide mountain views and genuine rustic character. But the condition is far from move-in: one apartment is explicitly unfinished and the other is visibly derelict, dirty and heavily worn, so this is a serious project rather than a usable home today. The beauty and size help, but livability is currently low.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€48,000 – €84,000
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.
Show more
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.
- Major full renovation needed; interiors are stripped, damaged and not currently livable.
- Access is poor: no car access now, nearest parking is about 100 m away.
- Steep sloping land may limit easy outdoor use and add cost for works.
- Likely extra cost/risk to create direct road access and make services practical.
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 61/100The cluster sits in the inland valleys east of La Spezia, in the Ligurian Apennines above the lower Vara basin. The Vara river valley is the main landscape within reach, with wooded slopes, small farmed clearings and scattered hamlets. The Montemarcello-Magra-Vara Regional Park extends into the lower Vara and Magra area within reach, around the river confluence plain nearer Santo Stefano di Magra and the coast. La Spezia is the nearest city of size, with port services, rail connections and full urban amenities. The area is known for inland Val di Vara villages, woodland and mixed farming between the Apennine ridge and the Gulf of La Spezia.