Casa indipendente in Località Badaracchi 1
SEMINDIPENDENTE 3/4 - BADARACCHI (Torriglia): Terra/Tetto, Bilivello, Mq. 25*, Vani 3, Con cantine, giardino e terreni vari. P. T. : 3 Cantinette, e accesso al 1 p. con scala esterna. Giardino pianeggiante mq. 150*, Terreni sparsi per mq. 13.500* P. 1. : Sala, cucina, camera e gabinetto. Luminosa, panoramica, parcheggio libero, tranquilla.
What it really costs
See what needs doing and what each job costs
With unknown condition, a cautious renovation estimate of about €700/m² puts the effective cost near €2,100/m² ((€35,000 + €17,500) / 25 m²), far above the local baseline of €675/m². The baseline is weak, so the comparison is uncertain, but on the available numbers this looks expensive for the size despite the garden and large land parcels.
More on the house and the area
There is some appeal in the rustic Ligurian setting, a usable patch of garden, and a very cheap entry price. But the house itself looks tiny and only partly habitable, with rough, damp-looking service rooms below and a basic upper level rather than a truly charming home. This feels more like a modest project with land than a dream live-in property.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€5,000 – €9,000
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.
- Needs substantial renovation; lower rooms look damp and semi-raw
- Very small living space at only about 25 sqm
- Sits directly on a road, which hurts charm and quiet
- Garden/land is overgrown and access/layout may be awkward
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 Apennines, with wooded ridges and mountain passes around Torriglia. The Trebbia valley begins here and the upper Scrivia valley is close by. Much of the surrounding area falls within Parco naturale regionale dell’Antola, centred on Monte Antola, with marked walking routes and reservoirs such as Brugneto nearby. The nearest town of size is Genoa, which provides the main rail station, port, airport and city services. The area is known for mountain pasture, chestnut and beech woods, and for the canestrelletto di Torriglia.