Terratetto unifamiliare in Maissana
(Rif. 745) Maissana, località Salterana. Nell'entroterra di Sestri Levante e delle Cinque Terre, a 25 km dal mare, proponiamo casa semindipendente di mq 100 su 3 piani. Piano terra: ingresso, soggiorno, cucina, cantina. Piano primo: camera, bagno, grande terrazzo. Piano secondo: camera. Da ristrutturare. Riscaldamento con stufa a legna.
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 €450/m², the €45,000 purchase price looks cheap, but estimated renovation of about €70,000 brings the effective cost to roughly €1,150/m² versus a €538/m² Liguria townhouse baseline. The inland location and substantial renovation needs weaken the deal despite the terrace and cellar.
More on the house and the area
A charming Ligurian village townhouse with arched openings, wooden shutters, terraces, stonework, lush greenery, and a church tower as a distinctive backdrop. The house is solid and roofed with tiled floors, a bathroom, and usable rooms, but it needs meaningful renovation and lacks a polished, move-in-ready interior. At €45,000 for 100 m², it has genuine bargain appeal for someone seeking a characterful base near the Cinque Terre hinterland.
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€20,000 – €35,000
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.
- Needs renovation and the interiors are dated and sparsely equipped.
- Heating is via a wood-burning stove; utilities and exact renovation scope should be verified.
- The surrounding land appears heavily overgrown and may require substantial clearing.
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 Ligurian Apennines, in the upper Val di Vara. The Vara river valley is the main landscape element of this part of inland eastern Liguria. The area falls within the Val di Vara, often known for mixed woodland, small hamlets and hill farming, and for olive oil and local agricultural produce. Sestri Levante and the coast are the nearest larger urban reference points, while Varese Ligure is the nearest small centre of note with a preserved historic core and services. The Cinque Terre and the Riviera are in the wider province but not within the immediate 15 km landscape here.