Villa unifamiliare in Balestrino
OTTIMA OCCASIONE - ASTA IMMOBILIARE A. RUSTICO di 2 piani della superficie commerciale di 170 mq, p.t.: camera, cucina, sala, corridoio, bagno, vano scala.!°piano/sottotetto: 3 camere da letto, disimpegno, bagno. A1. GARAGE posto aut... - Reg. CAMPOROSSO Simplex Domus aiuta famiglie e aziende a comprare immobili…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The description explicitly identifies this as an “ASTA IMMOBILIARE” judicial auction, which is a veto regardless of the €385/m² asking figure. The facts also claim a habitable 190 m² villa, while the description refers to a 170 m² rustico and conflicting location details, so the listing is unreliable.
More on the house and the area
This is a substantial, roofed and usable 190 m² house surrounded by mature greenery, with a garage and a full kitchen, bathroom, heating, and bedrooms visible. The home is functional but dated and visually ordinary, with clutter, worn finishes, and no standout view or distinctive historic character to create a strong dream-home effect.
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€38,000 – €67,000
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.
- Auction purchase requires careful review of the court documents, occupancy status, and legal conditions.
- Interiors are clearly dated and cluttered, with cosmetic updating likely needed.
- The listing data reports zero bathrooms despite photographs showing at least one, so room counts should be verified.
- No compelling sea or mountain view is shown in the gallery.
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 68/100The cluster is in the lower Ligurian Alps above the Val Varatella, with wooded limestone ridges and narrow valleys around it. The Varatella stream runs through the valley below. The old village of Balestrino on the slope is a known abandoned medieval settlement. Toirano, within a few kilometres, has the Grotte di Toirano cave system and a preserved historic centre. The Riviera coast around Borghetto Santo Spirito and Loano is about 8–10 km away for daily services and the sea, but the coast itself is outside the immediate 15 km landscape only at its edge. Albenga is the nearest larger town, with a substantial historic centre and full services. This part of western Liguria is known for olive groves on terraces, woodland, and caves in the limestone hills.