Terratetto unifamiliare in Castiglione Chiavarese
Nel caratteristico borgo di Campegli, frazione di Castiglione Chiavarese, vendo da privato abitazione di 83 m² catastali, con ingresso indipendente dalla strada e sviluppata su tre livelli. Al piano terra si trovano cucina, ingresso e servizio; al primo piano camera e disimpegno; al secondo piano camera e disimpegno.…
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 €500/m², the asking price is below the Liguria townhouse baseline of €538/m², and the property is only 4 km from the sea. However, €58,100 in estimated renovation costs brings the effective price to about €1,200/m², making this a substantial renovation rather than a clear bargain.
More on the house and the area
A photogenic Ligurian village townhouse with pastel façades, traditional proportions, and a sound-looking roof and floor structure. However, the interior is an empty, worn renovation project rather than a livable home, with no finished kitchen, bare rooms, and visible wall damage.
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€17,000 – €29,000
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.
- The interior is completely stripped and requires a full renovation, including electrical and plumbing systems.
- Rooms have visible cracking, peeling finishes, debris, and no usable kitchen or furnished bathroom.
- Three-level layout with narrow internal stairs may limit practicality during and after renovation.
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 70/100Located on the inland slope above the Gulf of Tigullio on the Ligurian coast. The surrounding uplands are part of the Ligurian Apennines; Val Graveglia is the local valley network intersecting the area. The nearest sizeable coastal towns are Sestri Levante and Chiavari, both on the Genoa–La Spezia railway with shops, services and beaches (Sestri Levante has the Baia del Silenzio). The area sits within the Riviera di Levante economic and touristic zone and has land use that includes small-scale agriculture and wooded slopes. Genoa (regional capital, port and airport) lies along the coast to the west and is the main urban centre for higher-level services and transport connections.