Rustico/casale in Regione Valle 1
A Terzorio, immerso nel verde, rustico accatastato come F/2 con 1.000mq di terreno adiacente ed altri 5.400mq nelle vicinanze. La proprietà si trova appena fuori dal paesino di Terzorio, posizionata a cinquanta metri dalla strada principale ed attualmente raggiungibile tramite un sentiero sterrato, si compone da un…
What it really costs
See what needs doing and what each job costs
This is a cadastral F/2 rustico, i.e. a collapsed/ruin-type building rather than a normal dwelling, so habitability is not established; the text also says it may be demolished. Even before works, it is EUR 95/m2 vs a EUR 438/m2 baseline, but with a full-restore estimate around EUR 1,100/m2 the effective cost is about EUR 1,195/m2, so the apparent discount does not make it a safe livable-house deal.
More on the house and the area
There is some romance here: a big old stone farmhouse ruin in dense Ligurian greenery with a distant sea view and a lot of land for the price. But this is clearly not a home yet — it is a roofless, overgrown shell, likely closer to demolition/reconstruction than renovation. The nearby motorway viaduct also hurts the dream factor despite the natural valley setting.
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€83,000 – €123,000
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.
- Roofless F/2 ruin; not currently a livable house
- No bathroom/kitchen/interiors shown; full rebuild or demolition likely
- Access is via a dirt path about 50m from the main road
- Viaducts and infrastructure dominate the immediate setting
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 81/100The cluster is on the Ligurian Sea coast in the Riviera dei Fiori, with steep olive terraces rising immediately behind the shore. The nearest larger town is Sanremo, which has a marina, services and a substantial historic centre. Imperia is also nearby and is the main service town for this stretch of coast. This part of western Liguria is known for olive cultivation, especially Taggiasca olives, and for narrow coastal settlements backed by short, steep valleys of the Ligurian Alps. The nearest higher mountains are the Ligurian Alps inland, but the daily landscape here is primarily a terraced coastal slope rather than a mountain basin.