Villetta a schiera in Località Tirolo
Bolano - Località Tirolo: in zona collinare, in un piccolo borgo ma a cinque minuti da tutti servizi, proponiamo in vendita casa semindipendente con giardino e terreno. L'ingresso, tramite il giardino, è nella cucina con camino dalla quale si accede a una camera matrimoniale, ad una seconda camera singola ed al bagno finestrato con doccia. Completa la proprietà un...
What it really costs
See what needs doing and what each job costs
At €33,000 for 60 sqm, the asking price is €550/sqm, almost exactly the Liguria townhouse baseline of €534/sqm; with no clear evidence of it being renovated or fully habitable, I assume about €700/sqm renovation, making the effective cost roughly €1,250/sqm. Small borgo setting with garden/land is a plus, but being only baseline-cheap on ask price and likely needing work makes this more ordinary than exceptional.
More on the house and the area
This is a real, usable little house rather than a shell: it has a fitted kitchen, bathroom, floors, windows and simple bedrooms, so it looks basically livable from day one. The wow comes more from the Ligurian hillside setting, garden/land and bits of rustic stone character than from the house itself. Charming and good value, but it needs tidying and cosmetic upgrading to feel truly special.
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€12,000 – €21,000
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 basic and somewhat tired, with visible cosmetic refresh needed.
- Outdoor space is currently rough/overgrown rather than immediately inviting.
- No strong open sea or panoramic view is proven in the photos.
- Small 60 sqm layout limits the sense of dream-home impact.
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 73/100The area sits in the lower Magra valley between the Ligurian Apennine foothills and the Gulf of La Spezia. The Magra river is the main watercourse nearby, and the Ligurian coast is a few kilometres away at La Spezia and Lerici. The Montemarcello-Magra-Vara Regional Park extends across the mouth of the Magra and the Vara and Magra valley landscape is part of daily surroundings here. La Spezia is the nearest town of size, with a port, rail links and full services. Lerici and Tellaro on the gulf are close coastal centres, and Portovenere and the Cinque Terre are reachable farther south-west but outside the immediate 15 km landscape. The area is known for the river plain, olive-covered slopes and the transition between inland Lunigiana and the Gulf of La Spezia.