Casa bifamiliare
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
See what needs doing and what each job costs
At €65,000 for 187 sqm, the ask is just €348/sqm versus a Liguria townhouse baseline of €534/sqm, and it is only 5 km from the sea with garden/parking. The house is explicitly completely to be renovated, so I estimate about €1,100/sqm works; even with that heavy capex, the very low entry price and location make it a strong renovation deal.
More on the house and the area
This has real dream potential: a long sunny balcony with mountain-village views, generous size, and some rustic character in the beams and vaulted storage spaces. But the condition is firmly renovation-grade, with rough tired interiors, temporary support poles, and no ready-to-live kitchen/bath standard yet. At €65k for 187 sqm near the Ligurian coast, the value helps, but today it feels like a substantial project rather than an immediately lovable home.
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€74,000 – €110,000
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.
- Completely to be renovated; not move-in ready.
- Visible structural shoring/props inside suggest works and technical checks are needed.
- Only one bathroom shown/listed and no usable fitted kitchen visible.
- On a road in a small hamlet rather than a secluded setting.
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.