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, which is a veto red flag regardless of the €385/m² asking price matching the Liguria baseline. The facts call it a habitable villa, while the listing text describes a rustico and gives inconsistent property details.
More on the house and the area
A large, genuinely usable rural house with a full kitchen, heating, finished floors, bedrooms, bathroom facilities, and a garage. The wooded surroundings add some appeal, but the home itself is plain and tired rather than characterful, with dated finishes and substantial decluttering and refresh work needed.
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€13,000 – €21,000
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.
- The interiors are habitable but visibly dated, cluttered, and in need of cosmetic modernization.
- This is an auction property, so legal, occupancy, cadastral, and renovation details require careful verification.
- The listing has inconsistent bathroom information, and the photos do not establish a notable view or particularly attractive setting beyond the surrounding greenery.
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.