panoramica immersa nel verde 2 piani + fondi grande terreno
in località Sambuceto (Comune di Ne), a 4 km dalla piazza del municipio a Conscenti, a 7,5 km dalla rotonda (Ristorante Settembrin), ed a 12 km dal casello di Lavagna, in posizione decisamente isolata (a circa 500 metri dalla chiesa di Sambuceto) ma raggiungibile tramite strada interpoderale sterrata (percorribile con…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €85,000 and an estimated €250/m² for a habitable home needing heating-system work, effective cost is about €880/m² using the 125 m² fact, versus a Liguria townhouse baseline of €538/m². The panoramic 5 km sea location, terrace and 28,000 m² of land add value, but the isolated dirt-road access and mismatch between the stated 125 m² and the description's 160 m² create uncertainty.
More on the house and the area
This is a genuine, habitable Ligurian hillside home with expansive valley views, a sunny terrace, mature olive-covered land, stone retaining walls, and appealing older details such as the masonry oven, wooden floors, and traditional shutters. The interiors are modest and dated rather than luxurious, but they show a usable kitchen, tiled living areas, heating radiators, and multiple bedrooms and bathrooms. Its isolation and rough access add rustic charm while also making it a practical commitment.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€10,000 – €18,000
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.
- Access is via an isolated unpaved farm road, despite being passable by vehicle.
- The grounds are overgrown and some attached corrugated-roof structures look tired or improvised.
- The autonomous heating boiler needs reinstalling, according to the description.
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 Val Graveglia, in the Ligurian Apennines, with wooded slopes and a narrow valley landscape. The Graveglia stream runs through the valley, and the Entella valley and the coast around Chiavari and Lavagna are nearby but outside the immediate inland setting. The Aveto Regional Natural Park is close to the north, with the higher Monte Zatta and Monte Penna area forming the main mountain backdrop for this part of eastern Genoa province. The nearest larger town is Chiavari, which has rail links, a full range of shops and services, and the main access to the coast. This inland area is known for slate country and for the agricultural valleys behind the Tigullio coast.