casetta bipiano vani 4,5 balcone cantina box doppio
nel Comune di Lumarzo in località Lagomarsino (frazione a soli 1,5 km dalla piazza delle Ferriere) casa da terra a tetto (piani terreno e primo) indipendente su tre lati con piccolo cortile carrabile pertinenziale. La casa è composta al piano terra da un grande (mq. 35 con h. 2,90) box doppio (doppio accesso 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 €70,000 (€921/m²), adding an estimated €200/m² for habitable-condition work gives an effective cost of about €1,121/m², more than double the Liguria townhouse baseline of €538/m². The sound roof, garage and 8 km proximity to the sea add value, but the remote small-borgo location and boiler/heating updates do not justify this premium.
More on the house and the area
This is a genuine, usable Ligurian village home with bright rooms, original terrazzo floors, a balcony, and a lovely green hillside-and-church view. The roof and facades are reported in order, but the interiors are basic and dated, with a boiler replacement and refurbishment needed rather than immediate turnkey living.
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€5,000 – €9,000
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.
- Habitable but visibly dated, with cleaning and cosmetic updating needed.
- The heating boiler needs replacement, and some finishes or wall areas show moisture staining.
- Access is via an exterior staircase; the property has limited outdoor space despite its large double garage.
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 58/100The area sits in the Ligurian Apennines, in the upper Fontanabuona valley system. The Lavagna basin and its wooded ridges are the main landscape within the immediate area. Portofino Regional Natural Park is nearby on the coast side but not within the core 15 km landscape. The nearest larger town is Genoa, which provides the full city services and major rail links. The area is known for inland Ligurian valleys of chestnut woods, scattered hamlets and slate-working country tied to the Fontanabuona.