casetta bipiano vani 4,5 balcone cantina box doppio
nel Comune di Lumarzo in località Lagomarsino (frazione a soli 1,5 km dalla piazza delle Ferriere) casa da terra a tetto (piani terreno e primo) indipendente su tre lati con piccolo cortile carrabile pertinenziale. La casa è composta al piano terra da un grande (mq. 35 con h. 2,90) box doppio (doppio accesso con…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €65,000 (€855/m²), the price is well above the €538/m² local benchmark; allowing about €19,000 for the boiler and interior updates brings the effective cost near €1,105/m². The sound roof and façades, large double garage, heating system and quiet Ligurian setting support livability, but the price is not a standout bargain.
More on the house and the area
A solid, sunny Ligurian townhouse with period graniglia floors, shutters, balcony, and a useful double garage with a small drive-in courtyard. It is genuinely habitable with an orderly roof and complete bathroom, but the presentation is modest and it needs refresh work rather than offering a highly distinctive dream-home setting.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €11,000
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.
- Heating boiler needs replacement.
- Interiors need cosmetic updating, especially wall coverings and finishes.
- The exterior access, steps, and surrounding pavement are functional but rough rather than polished.
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 area sits in the Ligurian Apennines, in the upper Fontanabuona valley system. The Lavagna basin and its wooded ridges are the main landscape within the immediate area. Portofino Regional Natural Park is nearby on the coast side but not within the core 15 km landscape. The nearest larger town is Genoa, which provides the full city services and major rail links. The area is known for inland Ligurian valleys of chestnut woods, scattered hamlets and slate-working country tied to the Fontanabuona.