Alassio via leon pancaldo - moglio
Affascinante Casa Indipendente su Tre Livelli a Moglio, Alassio Scopri questa incantevole casa indipendente situata nelle prime alture di Alassio, a Moglio, perfetta sia come prima che come seconda residenza. Una piccola gemma con un prezzo di grande rilievo che ti sorprenderà per la sua funzionalità e il suo…
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 €90,000 and about €800/m² renovation, the effective cost is roughly €2,436/m², versus the Liguria villa baseline of €385/m². The 2 km proximity to the sea adds location value, but the 1960 property lacks heating and needs substantial renovation, making the asking price difficult to justify.
More on the house and the area
This compact Ligurian hill house delivers a genuinely spectacular sea-and-coastal-hills view, with charming terracotta roofs, stone passageways, exposed beams, and a strong village setting. It is a real, roofed home with two bedrooms, two bathrooms, kitchen, and finished floors—not a shell—but the interiors are dated, sparse, and require meaningful renovation before feeling fully comfortable.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€11,000 – €20,000
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 cosmetic modernization throughout.
- No existing heating system; installation of heat-pump units is recommended.
- Steep stepped access and compact three-level layout may be challenging for some residents.
- Bathrooms and kitchen appear functional but dated and basic.
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 72/100The cluster is in the lower valley of the Centa, between the Ligurian Sea and the first ridges of the Ligurian Alps. The coast at Albenga and the mouth of the Centa are within the 15 km area. The western end of the Riviera di Ponente begins here, with a broad coastal plain at Albenga and headlands and inlets toward Alassio and Ceriale. The nearest substantial town is Albenga, which has a walled historic centre with medieval towers, a cathedral and Roman remains including the Via Iulia Augusta and the nearby Romanesque baptistery. Albenga is known for market gardening on the plain and for the historic island of Gallinara just off the coast.