Casa indipendente in Via Roma 90
Casa in pietra soleggiata con vista aperta sulla valle Nel caratteristico borgo di Pornassio, antico paese della Valle Arroscia conosciuto per le sue case in pietra, i boschi, i vigneti dell'Ormeasco e la tranquillità dell'entroterra ligure, proponiamo una caratteristica casa indipendente che conserva intatto tutto il…
What it really costs
See what needs doing and what each job costs
At €89,000 for 168 sqm, the asking price is €530/sqm, slightly below the weak Liguria country-house baseline of €582/sqm. The description suggests a traditional stone house with charm rather than a fully renovated one, so I assume about €200/sqm to make it comfortably habitable; that lifts the effective cost to roughly €730/sqm, making it only a fair deal despite the large size and good photo coverage.
More on the house and the area
This is a genuinely attractive stone Ligurian house with real mountain-valley views, a terrace, and plenty of traditional character inside and out. Crucially, it looks like a complete, usable home rather than a project: furnished rooms, kitchen, polished wood floors, beams, and fireplaces are all in place. It is not ultra-luxury and the décor is old-fashioned, but at this price it feels very dreamable and livable.
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€11,000 – €19,000
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 would benefit from cosmetic updating.
- Outdoor areas are modest/terraced rather than a big private garden.
- Road and nearby buildings are visible in the valley-facing outlook.
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 72/100The cluster sits in the upper Arroscia valley in the Ligurian Alps, with wooded slopes and mountain ridges immediately around it. The Arroscia river runs through this inland valley system. The Ligurian Alps Regional Park lies nearby around Monte Saccarello and the Nava area. The nearest ski area is Monesi, roughly a 35–45 minute drive depending on the exact hamlet and road conditions. Pieve di Teco is the nearest small centre with everyday shops and services, and Imperia on the coast is the nearest larger town with a fuller range of services. This part of western Liguria is known for mountain villages, olive cultivation lower down the valley, and road access toward Colle di Nava and the French border valleys.