Rustico/casale
Terreno della superficie di 1600mq, con all'interno due fabbricati ad uso cantina, rispettivamente di 16 e 10mq. La zonizzazione consente il recupero dei fabbricati mediante demolizione e ricostruzione, con possibilità di ampliamento. Ogni verifica, richiesta di concessione, onere, onorario e spesa riguardante la…
What it really costs
- Registered as agricultural or storage, not as a dwelling
- Land, with no house on it
See what needs doing and what each job costs
The description says the 16 sqm and 10 sqm structures are 'ad uso cantina' on 1,600 sqm of land, so this is not an existing legal dwelling and is effectively a land/storage redevelopment play. At €30,000 for 26 sqm (€1,154/m²) versus a €491/m² baseline, plus full demolition/rebuild and buyer-paid permits/infrastructure, this is not a livable house deal.
More on the house and the area
The hillside setting near the sea has a pleasant valley/borgo view and a wild olive-grove feel, so the land has some dream value. But this is not a livable home: the listing is essentially 1,600 sqm of overgrown land with two very small cellar buildings to recover or rebuild. It is a project site rather than a cheap Italian house you could actually move into.
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€10,000 – €15,000
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.
- Not a real house: only two tiny cellar/outbuildings are shown in the listing facts.
- Overgrown steep land will need major clearing and landscaping.
- Demolition/reconstruction permissions, design costs and works are on the buyer.
- Road access and utility connections appear uncertain/incomplete from the description.
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 on the lower Magra valley near the Ligurian coast, with the Montemarcello-Magra-Vara Regional Park within the area around the river mouth and the low hills above it. The Magra River is the main natural feature here, with the Ligurian Sea and the Gulf of La Spezia a few kilometres away. The nearest town of size is La Spezia, which has a full range of services, a railway junction and port facilities. Lerici and the villages around the east side of the gulf are nearby, and Tellaro is listed among I Borghi più belli d'Italia. This part of eastern Liguria is known for the transition from river plain to olive and vineyard hills at the edge of the gulf, and for access to the Poets' Gulf coast.