Villa unifamiliare in Balestrino
OTTIMA OCCASIONE - ASTA IMMOBILIARE A. RUSTICO di 2 piani della superficie commerciale di 170 mq, p.t.: camera, cucina, sala, corridoio, bagno, vano scala.!°piano/sottotetto: 3 camere da letto, disimpegno, bagno. A1. GARAGE posto aut... - Reg. CAMPOROSSO Simplex Domus aiuta famiglie e aziende a comprare immobili…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The listing is explicitly an 'asta immobiliare', which is a veto red flag for this catalog and forces a trap score. Even though the ask is only €385/m² versus a €347/m² baseline, auction risk outweighs the price signal.
More on the house and the area
This is a real, usable house rather than a ruin: it has floors, kitchen, bathroom, heating and furnished rooms, plus a garage and wooded outdoor space. But the wow factor is limited, with a plain 1980s exterior and tired interiors that feel functional rather than beautiful. At the price, the size is attractive, yet it reads more as a practical refresh project than a dream Italian home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€13,000 – €21,000
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 look dated and a bit tired rather than charming.
- Photos do not show any real sea or mountain view despite the Liguria location.
- Bathroom/kitchen appear usable but need refreshing.
- Auction sale: documentation and occupancy status should be checked carefully.
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 68/100The cluster is in the lower Ligurian Alps above the Val Varatella, with wooded limestone ridges and narrow valleys around it. The Varatella stream runs through the valley below. The old village of Balestrino on the slope is a known abandoned medieval settlement. Toirano, within a few kilometres, has the Grotte di Toirano cave system and a preserved historic centre. The Riviera coast around Borghetto Santo Spirito and Loano is about 8–10 km away for daily services and the sea, but the coast itself is outside the immediate 15 km landscape only at its edge. Albenga is the nearest larger town, with a substantial historic centre and full services. This part of western Liguria is known for olive groves on terraces, woodland, and caves in the limestone hills.