Casa indipendente con giardino e magazzini.
Nella prima periferia di Ormea, in posizione tranquilla e soleggiata, proponiamo in vendita una casa indipendente su quattro lati con circa 500 metri di giardino circostante, prevalentemente pianeggiante. Il centro paese può essere raggiunto comodamente in pochi minuti a piedi o in bicicletta, percorrendo la…
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 €56,000 for 150 sqm, the asking price is just €373/sqm, but the text says the house has been unused for many years and needs a complete renovation, so I estimate about €900/sqm works; effective cost is roughly €1,273/sqm, far above the €350/sqm baseline. Positives are the detached house, garden, garage/magazzini, 43 photos and walkable access to Ormea center, but this is not a bargain once renovation is included.
More on the house and the area
The real wow here is the open mountain-and-valley outlook from the balconies, plus the surrounding garden and very low price for a detached house. This is a genuine house with floors, stairs, bathroom, heating and usable volume, not a shell, but it is clearly tired and needs substantial renovation before it feels like a dream home. More charming and promising than instantly beautiful.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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.
- Needs a complete renovation after years of disuse
- Interiors are very dated and some ceilings show visible deterioration
- Kitchen and bathroom are usable in concept but will likely need replacement/upgrade
- Views are strong, but the setting is roadside rather than especially picturesque from the street
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 72/100The cluster is in the Ligurian Alps, with wooded valleys and limestone peaks around Ormea. The Tanaro river rises in this area and runs through the town. The Marguareis Natural Park lies nearby, covering a large karst and alpine area on the Piedmont-Liguria border. Small ski facilities are at Garessio 2000, roughly a 25–35 minute drive, with larger lifts much farther away. Ormea itself is a small mountain town with arcaded streets, basic services, and a historic centre. This part of upper Val Tanaro is known for mountain pasture, chestnut woods, and hiking on the Ligurian-Alpine divide.