panoramico lotto casa + due magazzini agricoli + terreno
Nel Comune di Moconesi (Ge) in località Salino : a circa 2 km a salire (dopo il campo di calcio di Moconesi Alta) da via Poggio e, a seguire, da via Pian di Croce (ed a complessivi 7 km di distanza dal centro, a valle, di Gattorna) in posizione assolutamente isolata ed indipendente, con panoramicissima e dominante…
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 €95,000 (€655/m²), the asking price is already above the local €538/m² benchmark, while the interiors need substantial work on floors, finishes, windows, parts of the systems, and heating. Including an estimated €600/m² renovation allowance, the effective cost is roughly €1,255/m²; the extensive land, storage buildings, views, and terrace add value but do not fully offset the isolated location and lack of central heating.
More on the house and the area
A genuinely livable Ligurian mountain home with sweeping valley views, a sunny panoramic terrace and an exceptional amount of surrounding olive grove, meadow and woodland. The main house is solid and roofed rather than a shell, but its interiors are modest and dated, so it is a real home needing meaningful refurbishment rather than a turnkey dream house.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€29,000 – €51,000
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 habitable but dated and need renovation to floors, finishes, windows, doors and parts of the systems.
- There is no central heating; the home relies on wood stoves, boilers and bottled gas.
- The property is very isolated, with a private water source and rural access despite the stated road connection.
- The extensive outbuildings and large sloping woodland/terraced land will require ongoing maintenance.
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.