Rustico in Ne
NE - nella località di Conscenti, a pochi passi dalla piazza centrale proponiamo in vendita due unità immobiliari distinte, ciascuna con ingresso indipendente. La prima unità, in buono stato, mentre la seconda richiede interventi di ristrutturazione. Con una superficie complessiva di 103 mq, l'immobile gode di una…
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 €52,000 for 103 sqm, the ask is about €505/sqm, exactly in line with the low Liguria farmhouse baseline of €500/sqm; with a needs-renovation estimate of ~€700/sqm, the effective cost rises to about €1,205/sqm, so it is not a clear bargain. Positives are the central location, panoramic roof terrace and one unit already in good condition, but the offering is split into two separate units and only part of it is stated to need works.
More on the house and the area
The hill-and-village outlook is genuinely pleasant, and there are appealing rustic details like timber ceilings, stone walls and arches. But this is only partly a home today: one section looks habitable in basic condition, while the other is clearly in serious disrepair with damaged ceilings and stripped-out spaces. It has character and value at the price, but the renovation burden keeps the wow in the mid range.
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€20,000 – €36,000
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.
Show more
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.
- One unit appears heavily deteriorated with ceiling/plaster failure and debris.
- Only part of the property looks usable; the second unit needs substantial renovation.
- Roof terrace is raw/unfinished and may need waterproofing and safety work.
- Overall livability is limited until major works are completed.
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 61/100The cluster is in the Val Graveglia, in the Ligurian Apennines, with wooded slopes and a narrow valley landscape. The Graveglia stream runs through the valley, and the Entella valley and the coast around Chiavari and Lavagna are nearby but outside the immediate inland setting. The Aveto Regional Natural Park is close to the north, with the higher Monte Zatta and Monte Penna area forming the main mountain backdrop for this part of eastern Genoa province. The nearest larger town is Chiavari, which has rail links, a full range of shops and services, and the main access to the coast. This inland area is known for slate country and for the agricultural valleys behind the Tigullio coast.