panoramica immersa nel verde 2 piani + fondi grande terreno
in località Sambuceto (Comune di Ne), a 4 km dalla piazza del municipio a Conscenti, a 7,5 km dalla rotonda (Ristorante Settembrin), ed a 12 km dal casello di Lavagna, in posizione decisamente isolata (a circa 500 metri dalla chiesa di Sambuceto) ma raggiungibile tramite strada interpoderale sterrata (percorribile con…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €85,000 for 125 m², plus roughly €25,000 for habitable-condition work, the effective cost is about €880/m² versus a local reference of €538/m², so this is not a bargain. The sea proximity, panoramic terrace and 28,000 m² of land add value, but the isolated dirt-road access and conflicting size claims (125 m² versus 105 m² living space plus 55 m² cellar) reduce confidence.
More on the house and the area
A genuinely livable Ligurian house with a sunny panoramic valley setting, terrace, mature olive-covered land, and appealing traditional details such as the masonry oven, fireplaces, wooden doors, and shutters. The home appears solid and functional rather than a ruin, though the grounds, access, and some service installations need practical work. At €85,000 with roughly 28,000 sqm of land, it has strong dream-home and value appeal.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€8,000 – €14,000
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.
- Very isolated, with access via an unpaved farm road and steep paths around the house.
- Heating boiler reportedly needs reinstalling, and exterior areas and auxiliary roofing need maintenance.
- Interior photos are limited, so the condition of bedrooms and bathrooms is not fully verified.
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.