Rustico/casale
Portovenere località Fezzano, con incantevole vista mare proponiamo rustico da ristrutturare disposto su due livelli e composto da 6 vani abitativi e due cantine. La struttura risulta completamente da ristrutturare sia internamente che esternamente. Giardino di proprietà di circa 250 mq. L'accesso al fabbricato avviene tramite sentiero pedonale con una scalinata di circa 150 metri.
What it really costs
See what needs doing and what each job costs
This 82 sqm farmhouse is listed at €90,000 and is explicitly completely to restore inside and outside, so I estimate about €1,100/sqm renovation; effective cost is roughly €2,198/sqm (€90,200 renovation + price), far above the Liguria farmhouse baseline of €438/sqm. The score is rescued by very strong location value in Portovenere with sea view, sea at 0 km, garden and terrace, but the difficult pedestrian access via a 150 m stair path limits upside.
More on the house and the area
The sea view is the real wow here: broad blue water, hillside greenery and a terrace that could be magical. This is a real house rather than a ruin, with roof, floors and rooms in place, but it is clearly a full renovation project and not move-in ready. The Portovenere location and price create strong dream appeal despite the hard practical work ahead.
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€32,000 – €48,000
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.
- Completely to be renovated internally and externally
- Pedestrian access only via a path with about 150 m of stairs
- Interiors show damp/peeling surfaces and outdated finishes
- Garden and terraces are overgrown and need major clearing
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 55/100This cluster is inside the built-up area of La Spezia, on the Gulf of La Spezia between steep coastal hills and a working port. The Ligurian Apennine relief rises immediately behind the city, and the Montemarcello-Magra-Vara Regional Park begins on the east side of the gulf around Lerici and the lower Magra. The nearest coast is the urban waterfront and port; the more distinctive rocky coast of the Cinque Terre lies west of the city but outside the 15 km landscape. La Spezia is the main town of the area and has a full range of services, a railway junction, a naval base and port facilities, and ferries in season. The area is known for the naval arsenal and as the gateway to the eastern Ligurian coast and Cinque Terre.