Rudere in ristrutturazione 355mq
Edificio in corso di costruzione, quasi completamente demolito, con progetto approvato per cinque alloggi. Restano solo due pareti perimetrali. Terreno pertinenziale di 170mq destinato a parcheggi. L'immobile è un rudere in corso di ricostruzione, quasi completamente demolito: rimangono solo due pareti perimetrali con…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Structure
- Roof
- Windows
See what needs doing and what each job costs
This is a judicial auction at €36,239 for a near-demolished 406 m² ruin with only two perimeter walls remaining, an expired 2018 building permit, and major structural work required on the neighboring building. The apparent €89/m² price is misleading because the property is not habitable and the total reconstruction cost is likely to be substantial.
More on the house and the area
This has some old Ligurian architectural character and a hillside setting, but the photos show a severely compromised building rather than a home. It is essentially a large reconstruction project with serious structural, legal, and safety complications, so it is not realistically livable in its present state.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€161,000 – €238,000
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.
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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.
- Genuine near-total ruin: only limited perimeter walls remain, with overgrown interiors and no usable rooms, bathrooms, or kitchen.
- A previous structural collapse caused a fatality; the neighboring building was also declared unsafe.
- The 2018 building permit has expired, and reconstruction requires major structural work to both properties.
- Auction purchase and planning, legal, access, and rebuilding costs require careful verification.
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 Ligurian Sea is at the town, with a narrow coastal strip backed almost immediately by the Ligurian Alps and the limestone hills of the Riviera di Ponente. The Maremola valley opens just inland, and Finalese limestone cliffs and plateaus lie within this stretch of coast, used for hiking and climbing. The nearest town of size is Savona, which has a port, rail connections and services; Finale Ligure is adjacent and is known for its historic centre and outdoor-sports area. This part of the western Ligurian coast is known for seaside resorts, olive cultivation on terraces, and limestone crags above the shore.