DAVAGNA Località Pie di Rosso Due rustici con terreno
Due rustici affiancati, con possibilità di essere uniti e trasformati in un'unica abitazione comunicante. Entrambi gli immobili sono completamente da ristrutturare, sia negli interni che negli esterni, offrendo l'opportunità di personalizzare gli spazi secondo le proprie esigenze. La proprietà viene venduta in blocco e…
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 €25,000 for 130 sqm, the ask is only €192/sqm, but the description says both attached rustic buildings are completely to be renovated inside and out, so I estimate about €1,100/sqm renovation, bringing effective cost to roughly €1,292/sqm. That is well above the low Liguria farmhouse baseline of €434/sqm, but the very low entry price, 360 sqm of land, terrace, and location only 7 km from the sea still make it a potentially good full-restoration project.
More on the house and the area
The ivy-covered stone exterior and green valley setting are very romantic, and the terrace plus small olive-land add dream value. But this is clearly still a renovation project rather than a livable home: interiors are stripped, basic, and missing proper bathroom/kitchen, with visible wear to roofs and floors. Strong atmosphere for €25k, but not yet a house you could realistically move into.
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 inside and out
- No bathroom or usable kitchen shown
- Some roof/floor deterioration is visible
- Access/outdoor areas look rough and unfinished
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 58/100The cluster is in the valleys behind Genoa, with the Ligurian Apennines on the immediate horizon. The Bisagno river system shapes this area, with wooded slopes, narrow side valleys and scattered hamlets. The nearest substantial city is Genoa, with the full range of services, a major port, rail connections and airport access. The upper Bisagno and nearby inland valleys are known for chestnut woods, small terraced areas and the transition from the coast to the Apennine ridge.