Terratetto con ampio terreno e vista panoramica
Nel suggestivo borgo di Castiglione Vara, nel comune di Beverino, proponiamo in vendita un caratteristico terratetto completamente da ristrutturare, ideale per chi desidera realizzare una residenza dal fascino autentico oppure un interessante investimento a pochi chilometri dalle Cinque Terre. L'immobile conserva…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €70,000 for 219 sqm, the ask is just €320/sqm versus a Liguria townhouse baseline of €536/sqm; even after estimating a full restoration at about €1,100/sqm from 'completamente da ristrutturare', the all-in cost is roughly €1,420/sqm, so this is cheap to buy but renovation-heavy. Strong positives are the large size, terrace/garden, panoramic setting and proximity to the Cinque Terre area, with no legal-use or listing-quality red flags in the text.
More on the house and the area
This has real dream-home ingredients: panoramic green valley views, a terrace and garden/land, plus lovely old stone walls, beams and a fireplace. But the current house is firmly a renovation project, not a ready home: it is roofed and substantial, yet several rooms show damp, wear and obsolete finishes. The wow comes from character and setting rather than present livability.
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€87,000 – €128,000
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.
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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.
- Completely to be renovated, with visible damp, damage and outdated bathroom.
- Not move-in ready despite the attractive staged renderings.
- Only one bathroom shown and service systems likely need full updating.
- Some rooms appear cluttered/dark and layout usability will depend on renovation.
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 61/100The cluster sits in the inland valleys east of La Spezia, in the Ligurian Apennines above the lower Vara basin. The Vara river valley is the main landscape within reach, with wooded slopes, small farmed clearings and scattered hamlets. The Montemarcello-Magra-Vara Regional Park extends into the lower Vara and Magra area within reach, around the river confluence plain nearer Santo Stefano di Magra and the coast. La Spezia is the nearest city of size, with port services, rail connections and full urban amenities. The area is known for inland Val di Vara villages, woodland and mixed farming between the Apennine ridge and the Gulf of La Spezia.