Casa indipendente in Località Panigasse
Esclusiva opportunità immobiliare – Casale, rudere e oltre 12.000 mq di terreno edificabile Nel verde incontaminato dell’entroterra ligure, a pochi minuti da Borgo Fornari, Ronco Scrivia, Busalla, dalla stazione ferroviaria e dal casello autostradale A7, proponiamo un’interessante proprietà ideale per chi desidera…
What it really costs
- Land, with no house on it
See what needs doing and what each job costs
The listing explicitly includes a 'rudere' and focuses on over 12,000 sqm of buildable land, so this is not a straightforward livable house purchase. With a restore-level estimate of about €1,100/m², the effective cost is far above the weak Liguria baseline (€738/m²), and the asset looks primarily like a land/development play rather than a normal dwelling deal.
More on the house and the area
This has real dreamer appeal from the green Ligurian hillside setting, garden terraces and open rural views. The main house appears usable now, with a functional kitchen, bedroom and bathroom, but it is simple rather than beautiful inside. The wow is helped by the land and atmosphere, yet the attached ruined section keeps it firmly in 'charming with work' territory rather than a turnkey fantasy home.
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€117,000 – €173,000
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.
- Part of the property is clearly a rudere/derelict annex needing major reconstruction.
- Main house looks livable but fairly plain and would benefit from updating.
- Hilly terrain and semi-rural access may be less practical for everyday living.
- Only one bathroom shown for a very large property.
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 is in the Scrivia valley in the Ligurian Apennines, with wooded ridges and passes around the valley floor. The Scrivia river runs through the area. The Parco Naturale Regionale dell'Antola lies nearby in the upper valleys to the east, centred on Monte Antola. The nearest larger town is Genova, which provides the full range of city services and rail connections. This part of inland Genoa is known for Apennine valley settlements and road and rail routes crossing between Liguria and the Po plain.