Rustico/casale in Via San Lorenzo 28
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
See what needs doing and what each job costs
At €52,000 for 103 sqm, the ask is €505/sqm, but the listing includes two units with mixed condition: one in good shape and one needing renovation, so I estimate about €450/sqm renovation, bringing the effective cost to about €955/sqm. That sits well above the Liguria farmhouse baseline of €500/sqm, but the independent entrances, terrace, 16 photos, central location and just 3 km from the sea support a still-positive score.
More on the house and the area
The hillside village setting is attractive, with open green-valley views and some genuine rustic character in the beams, arches and stonework. But this is not a turnkey dream home: one section looks usable while the other is clearly a renovation project with damaged interiors and neglected service spaces. At €52k for 103 sqm near the Ligurian coast, the value helps, but the wow is tempered by condition.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€12,000 – €20,000
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.
- One unit is in poor condition and needs significant renovation.
- Damaged ceilings, debris and rough utility/storage spaces suggest moisture/structural checks are needed.
- Terrace/roof area looks very basic and may need waterproofing and safety works.
- Photos do not prove a ready modern kitchen/bathroom setup for the whole property.
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 82/100The cluster is on the Gulf of Tigullio on the Ligurian Sea, with the Ligurian Apennines rising directly behind the coast. The Entella river reaches the sea here between Chiavari and Lavagna. Portofino Regional Natural Park is nearby on the western side of the gulf. The nearest substantial town is Chiavari itself, which has a long arcaded historic centre, a seafront and rail links along the Genoa–La Spezia coast. Sestri Levante is close to the east, and Rapallo and Santa Margherita Ligure are close to the west. The area is known for the Tigullio coast of small seaside towns backed by steep wooded slopes.