Casa indipendente in Via Capanne 7
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
See what needs doing and what each job costs
The house is explicitly described as 'completamente da ristrutturare', so I estimate about €1,100/m² renovation; that makes the effective cost roughly €1,420/m² (€70,000 + about €240,900 works on 219 m²), far above the weak local baseline of €626/m². The baseline is based on only 24 comps, so it is not very robust; being near the Cinque Terre area helps a bit, but at this size the renovation burden is substantial.
More on the house and the area
There is real romance here: mountain-valley views and authentic stone walls, beams and fireplace give it genuine Ligurian character. But the house is clearly a full renovation project, with damaged, damp interiors and outdated service spaces. The structure appears to exist as a real house rather than a ruin, which keeps it in the charming mid band rather than shell territory.
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.
- Completely to be renovated; several rooms show damp, damage and debris.
- Only one old bathroom is visible and no usable kitchen is shown.
- Upper rooms look dark and worn, so this is not move-in ready.
- Exterior/garden appeal is not well documented in the photos.
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.