Rustico/casale in Via Roma 39
Nel comune di Nasino, caratteristica località dell'entroterra di Albenga immersa nella suggestiva Val Pennavaira, proponiamo in vendita il secondo ed ultimo piano con relativo sottotetto di una casa indipendente. L'immobile, attualmente allo stato grezzo, si sviluppa su una superficie catastale di 262 mq e rappresenta…
What it really costs
- Only a share of the property is for sale
See what needs doing and what each job costs
The listing is for only the second and top floor with attic of an independent house, not the full property, which is a veto red flag for buyers seeking a standard home purchase. It is also in shell condition, so the effective cost is about €313,200 total (~€1,196/m² including ~€1,100/m² renovation), far above the €482/m² baseline.
More on the house and the area
The setting is genuinely lovely: green mountain valley views, a characterful painted facade, and beautiful raw stone interiors with lots of light. But this is still a shell rather than a usable home, with no finished rooms shown, so the wow comes from potential and atmosphere more than current livability. At €25k for 262 sqm, the bargain effect is strong.
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€104,000 – €153,000
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.
- Interior is still at shell/al grezzo stage and needs full fit-out.
- Livability is not immediate despite the large size.
- Upper-floor unit in an independent house, so layout/finishing details need verification.
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 68/100The cluster is in the Ligurian Alps, in the upper Pennavaire valley. The Pennavaire stream runs through the valley. The nearest coast is the Riviera di Ponente around Albenga, but it is outside the 15 km landscape radius and does not affect the score. Colle San Bernardo above Garessio is the nearest established ski area, roughly an hour's drive, and Monesi is farther. Albenga is the nearest town of size, with a full range of shops and services and a historic centre. This part of western Liguria is known for limestone cliffs and caves in the Pennavaire area and for olive groves on the lower valley slopes.