Casa terra-tetto con due appartamenti
Lotto composto da due appartamenti indipendenti su piani sovrapposti in casa terra-tetto, ciascuno con cantina propria. Cortile comune di circa 415 mq. Da ristrutturare, priva di allacci elettrici e riscaldamento. La casa terra-tetto è divisa in due appartamenti con accesso indipendente. Il primo, al piano primo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction listing ('Data di asta', 'Offerta minima') and the text says the units are 'non sono attualmente abitabili', with no electrical connections or heating and renovation works interrupted. Baseline is weak, but even ignoring that the estimated effective cost is about €1,305/m² (€205 + €1,100/m² renovation), which is not compelling for a non-habitable auction property.
More on the house and the area
This is a large village-edge Ligurian house with some outdoor space and a quiet hillside feel, but the photos show a very plain exterior and little real charm. Condition is the main issue: unfinished, poor interiors, no utilities, and not currently livable. It reads as a renovation project rather than a dream home today.
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€140,000 – €207,000
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.
Show more
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.
- Not currently habitable; renovation was interrupted and conditions are described as poor.
- No electrical connection and no heating system are present.
- Bathroom setup appears inadequate, with one external bathroom and unfinished interiors.
- Auction sale with technical/legal checks needed before bidding.
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 Ligurian Apennines surround Torriglia, with wooded ridges and passes at the head of the Trebbia valley. The Trebbia rises in this area, and the upper valley is one of the main landscape features within reach. The Parco naturale regionale dell'Antola lies here, centred on Monte Antola and the high meadows and forests above the village. There are no major ski lifts locally; the nearest small Apennine ski areas are in the inland Genovese-Piacentino zone and are minor. Genoa is the nearest large city, reached over the inland passes, with full city services, rail hubs and the port. The area is known in Liguria for mountain walking, chestnut woods and the Canestrelletto di Torriglia biscuit tradition.