Rustico/casale
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
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description calls it a rustico and explicitly includes a 'locale deposito attrezzi', i.e. storage/agricultural accessory space rather than a clear dwelling, which is a hard veto for buyers seeking a legal home. Even ignoring the veto, €80,000 + heavy restoration on 140 sqm implies an effective cost around €1,671/m2, far above the very low Liguria farmhouse baseline of €439/m2.
More on the house and the area
The sea-and-valley view, stone walls and wooded hillside setting give this a real Ligurian dream-project feel. Externally it is very photogenic and appears roofed and structurally standing, with useful land and car access. But the interior shown is basically an empty rustic shell, so it is not yet a comfortable live-in home and the score is capped accordingly.
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.
- Raw rustic interior; not shown as a finished living space
- Likely needs major renovation despite the roofed structure
- Only one basic bathroom is stated and no kitchen is visible
- Hillside site may mean steep outdoor areas 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.