Villa in Ss45 66 -52
BARGAGLI Ampio appartamento con giardino, cantina e grande potenziale nel cuore del paese Nel centro di Bargagli, comodo ai principali SERVIZI e alle attività del paese, proponiamo in vendita un appartamento di circa 90 mq, posto al primo piano di una palazzina bifamiliare recentemente riqualificata con il rifacimento di TETTO e FACCIATE. L'abitazione è composta da tre camere, cucina abitabile,...
What it really costs
See what needs doing and what each job costs
At €59,000 for 92 sqm, the ask is €641/sqm; with a likely renovation budget of about €700/sqm given the 'grande potenziale' wording and no clear habitable/renovated claim, the effective cost is about €1,341/sqm. That is far above the very low Liguria baseline of €349/sqm for this stock, though the recently redone roof/facades, village-center location and 29 photos support a mid-range score rather than a weak one.
More on the house and the area
This is a real, usable home rather than a project: the rooms are complete, the kitchen and bathroom exist, and the building has recently redone roof and facades. The best appeal is the private garden and open green hillside setting, which give it a lived-in Ligurian village feel. It lacks standout architectural beauty and the interiors are very dated, but at this price it has genuine livable charm and renovation upside.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€18,000 – €32,000
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 are dated and need significant cosmetic updating.
- Garden is usable but plain/rough rather than landscaped.
- Only one bathroom shown.
- Views are pleasant hillside views, not dramatic sea-front panoramas.
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 58/100The cluster is in the valleys behind Genoa, with the Ligurian Apennines on the immediate horizon. The Bisagno river system shapes this area, with wooded slopes, narrow side valleys and scattered hamlets. The nearest substantial city is Genoa, with the full range of services, a major port, rail connections and airport access. The upper Bisagno and nearby inland valleys are known for chestnut woods, small terraced areas and the transition from the coast to the Apennine ridge.