Casa indipendente con terreno
Traso via 4 novembre 39 in Valbisagno pochi km da Genova proponiamo casa indipendente con terreno da riordinare volendo bifamiliare. Contesto di campagna isolato, case sparse , pochi km servizi , corriera poco distante, auto comoda vicino casa , zona tranquilla "fraz Ciappa" via Roma. La casa si pone sul promontorio sopra la chiesa totalmente esposta al sole con vista sulla vallata.
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 €60,000 for 198 sqm, the ask is €303/sqm, but with a typical needs-renovation budget of about €700/sqm the effective cost is roughly €1,003/sqm, well above the Liguria villa baseline of €366/sqm. The score is supported by the large size, detached house format, 19 photos, sea view/terrace exposure, and plausible price for a countryside renovation project near Genoa, but it is in an isolated rural context 7 km from the sea and not a below-baseline bargain after works.
More on the house and the area
The big wow here is the setting: a sunny hillside house above the church tower with a wide green valley view, plus terrace and land around it. It is a real house rather than a shell, but not move-in ready: the interiors are dirty and dated, and the bathroom shows serious ceiling moisture damage, so this is a substantial renovation project. At €60k for 198 sqm in Liguria, the view and size create strong dream value despite the work.
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€39,000 – €69,000
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.
- Interior needs major renovation and full clear-out
- Visible water damage in at least one bathroom/ceiling area
- Exterior and terraces are overgrown and need reordering
- Isolated hillside setting may mean less convenience despite nearby road access
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.