Casa indipendente in Via Pineta 70
Nel cuore della tranquilla frazione Cenesi, nel Comune di Cisano sul Neva, proponiamo una splendida casetta indipendente in legno situata all'interno del Villaggio Versolmar, immerso nella pineta e circondata da privacy, silenzio e natura. Una soluzione ideale per chi desidera un rifugio accogliente a pochi minuti dal mare e dai servizi. Realizzata nel 2012 e sviluppata su un unico...
What it really costs
See what needs doing and what each job costs
This 26 sqm wooden country house is effectively about €95,200 including light habitability allowance (~€200/sqm), or roughly €3,662/sqm. That is extremely high versus the low-stock baseline of €965/sqm (n=12, weak comparison), and even allowing for a 2012 build, privacy and being only 8 km from the sea, the asking price looks very rich for such a tiny unit.
More on the house and the area
This is a neat, well-kept wooden cottage with a cheerful covered terrace and a pleasant pine-surrounded setting. It looks fully usable and move-in ready rather than a project, which matters a lot. The wow is modest though: it is tiny, more practical than spectacular, and the outlook is suburban-green rather than breathtaking.
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€2,000 – €3,000
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.
- Very small at 26 sqm, more of a compact holiday cottage than a full-time home.
- Photos show mostly the veranda and kitchen; the bedroom and bathroom are not really documented.
- Setting is green and quiet but not truly scenic—no sea or dramatic view proven.
- Price feels high for the size, so the bargain appeal is limited.
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 63/100The cluster is in the Albenga plain between the Ligurian Sea and the first Ligurian Alps. The Centa river crosses Albenga and reaches the sea here. The Island of Gallinara lies just off the coast opposite Albenga. The area is known for its broad agricultural plain with vegetable growing and vineyards, unusual on this stretch of the Ligurian coast, and for Albenga’s preserved historic centre with medieval towers and Roman remains. Alassio is nearby and provides the nearest established seaside resort facilities and marina. The inland valleys rise quickly toward the Ligurian Alps, but the strongest mountain scenery is farther inland than the immediate 15 km radius.