Rustico in Carasco
CARASCO - Paggi - In Località Mennuia proponiamo rustico in pietra su due livelli con vista mare. Terreno di varia natura di circa 2.000 metri quadrati e accesso CARRABILE. E' compreso nella vendita un locale deposito attrezzi su due livelli. Posizione panoramica e ottima esposizione.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description calls it a 'rustico in pietra' and explicitly includes a 'locale deposito attrezzi', which indicates an agricultural/storage building rather than a clear dwelling, so this is a legal-use red flag. Even ignoring that, at €80,000 for 140 sqm plus heavy restoration (~€1,100/sqm), the effective cost is about €1,671/sqm versus a €438/sqm baseline.
More on the house and the area
The sea-and-valley view is genuinely dreamy, and the stone farmhouse has strong rustic Ligurian character with a lovely sense of land and privacy. But this is not a ready home inside: the visible interior is essentially a raw storage/barn space, with no finished living rooms, kitchen or bathroom shown. Beautiful project appeal is high, yet current livability keeps it in the mid band.
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€55,000 – €82,000
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.
- Needs full internal fit-out/renovation; photos show raw barn-like interiors rather than a finished home
- No bathroom or kitchen shown, so current live-in usability appears very low
- Hillside/rural setting may mean steeper outdoor maintenance despite car 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 sits in the lower Val Fontanabuona near the Entella basin, with wooded hills and narrow valley slopes around it. The Entella river is nearby, and the Ligurian coast at Chiavari and Lavagna is a short drive away, but the setting here is inland valley rather than seafront. The nearest town of size is Chiavari, which has a full range of services, a railway station and a historic centre. This part of eastern Liguria is known for slate working in the Fontanabuona valley and for olive groves on the lower hills.