Casa Semindipendente in vendita a Castiglione Chiavarese, Missano
Ci troviamo a Missano, frazione del Comune di Castiglione Chiavarese (GE), in Via Vittorio Podestà n. 37. Se stai cercando spazio, indipendenza e un grande terreno, questa è un'opportunità rara. Proponiamo in vendita casa semindipendente di circa 187 mq, disposta su tre livelli, completamente da ristrutturare: la…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €65,000 (€348/m²), the home is attractively priced upfront, but a substantial renovation could bring the effective cost to roughly €998/m², well above the local reference of €538/m². The 3,000 m² olive-growing plot, sea view, garage, and recently renewed roof add value, but the listing does not say whether all 187 m² can function as residential space or provide energy and building details.
More on the house and the area
This is a characterful Ligurian townhouse with colorful façades, traditional shutters, balconies, patterned terrazzo floors and an attractive mountain-valley panorama. The roof appears intact and the house has solid, usable room volumes, but the interiors are very dated and require a serious renovation before comfortable living.
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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€37,000 – €66,000
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.
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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.
- The interiors are heavily dated, cluttered and clearly require substantial renovation.
- Only one bathroom is listed for a large 187 sqm townhouse.
- The property fronts a public road, and the private land/olive grove is not visible in the photo gallery.
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 sits in the Ligurian Apennine hills above the eastern Riviera di Levante, with short valleys dropping toward the coast. The nearest coast is the Ligurian Sea around Sestri Levante and Moneglia, with beaches and a working seaside town within the local daily orbit. The area is close to the Val Petronio and the ridge routes inland toward Monte San Nicolao and the divide between the coast and the Vara basin. Sestri Levante is the nearest town of size, with a rail station, full services and a historic centre on the peninsula between two bays. Moneglia, on the same stretch of coast, is a Bandiera Blu seaside town. This part of eastern Liguria is known for olive groves, wooded slopes, slate-built villages and the mix of hill hamlets with quick access down to the sea.