Villa unifamiliare in Sestri Levante
Sestri Levante, nella zona collinare di Villa Vignolo, a circa 15 minuti dal centro e dal mare, vendesi porzione di casa con ingresso indipendente composta, soggiorno, cucina, due camere, bagno, ripostiglio e balconata con annessi locali fondi e tratto di corte. Immobile di facile gestione con vista rilassante sul verde.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €80,000 and 109 m², the estimated renovation-adjusted cost is about €1,434/m² (€156,300 total), versus a Liguria villa baseline of €385/m². The sea is only 4 km away, but the substantial renovation burden makes this expensive despite the attractive location.
More on the house and the area
The sweeping mountain-and-valley outlook from the rooms and long balcony is the clear selling point, with greenery in every direction and the coast reportedly only 4 km away. This is a genuine, roofed and functioning home with floors, heating, kitchen and bathroom—not a shell—but it needs a substantial cosmetic refresh and modernization.
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€21,000 – €38,000
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.
Show more
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.
- The interiors are solid and usable but distinctly dated, with renovation needed to the kitchen, bathroom, finishes and possibly systems.
- Balcony railings show visible rust and should be inspected and repaired.
- Hillside access appears narrow and stepped, which may be inconvenient for some residents.
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 84/100Sestri Levante sits on the Ligurian Sea in the Gulf of Tigullio; the town occupies a promontory between two named bays, Baia del Silenzio and Baia delle Favole. The urban centre includes a historic old town on the headland and several sandy beaches. The Punta Manara promontory and its coastal footpaths lie a few kilometres to the east. The Genoa–La Spezia railway runs through Sestri Levante with regular regional services; road access is on the SS1/Aurelia and the nearby A12 motorway. Chiavari (shops, market and a marina) is within about 10 km; the regional capital Genoa (airport, major port and wider services) is roughly 40–50 km by road to the west. The area is part of the Riviera di Levante and functions as a seaside tourist area. Nearest alpine or Apennine ski lifts are well inland and generally require around 90–120+ minutes' drive.