panoramico lotto casa + due magazzini agricoli + terreno
Nel Comune di Moconesi (Ge) in località Salino : a circa 2 km a salire (dopo il campo di calcio di Moconesi Alta) da via Poggio e, a seguire, da via Pian di Croce (ed a complessivi 7 km di distanza dal centro, a valle, di Gattorna) in posizione assolutamente isolata ed indipendente, con panoramicissima e dominante…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €95,000 for 145 sqm, the asking price is €655/sqm; with moderate works implied by the text (interiors mediocre, part of systems/windows/floors to redo, no heating), the effective cost is about €1,105/sqm including ~€450/sqm renovation. That sits well above this catalog's Liguria townhouse baseline of €536/sqm, though the property gets some support from the large land, panoramic exposure, independence, garage/cellar and very strong photo coverage.
More on the house and the area
The wow is mainly in the setting: a very isolated Ligurian hillside home with sweeping valley views, sun exposure, terrace, olive trees and extensive land. It is a real, roofed, habitable house rather than a shell, but the interiors are dated and need substantial upgrading before it feels truly dreamy. The outbuildings add useful potential, though the telecom mast beside the house dulls the romance.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€17,000 – €28,000
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.
- interiors need significant updating
- no central heating; relies on wood stoves and boiler
- isolated hillside location may not suit everyone
- utility setup is basic: private spring and bottled gas
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 area sits in the Ligurian Apennines, in the upper Fontanabuona valley system. The Lavagna basin and its wooded ridges are the main landscape within the immediate area. Portofino Regional Natural Park is nearby on the coast side but not within the core 15 km landscape. The nearest larger town is Genoa, which provides the full city services and major rail links. The area is known for inland Ligurian valleys of chestnut woods, scattered hamlets and slate-working country tied to the Fontanabuona.