Rustico in La Spezia
Nella suggestiva cornice di Tramonti di Campiglia, in località Schiara, dove la natura domina ancora il paesaggio e il ritmo delle giornate sembra rallentare, proponiamo un rustico immerso nel verde e nella tranquillità. Un luogo autentico, lontano dal rumore e dalla frenesia, dove lo sguardo incontra il mare e i…
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 €100,000 for 63 m², plus approximately €75,600 renovation costs (€1,200/m² due to complete interior recovery, missing utilities, and difficult pedestrian access), the effective cost is about €2,787/m² versus a €500/m² Liguria baseline. The sea view and Cinque Terre location add value, but the listing's 50 m² description conflicts with the stated 63 m² and key habitability details are missing.
More on the house and the area
This is a highly atmospheric Ligurian stone farmhouse in a spectacular terraced landscape overlooking the sea, surrounded by woodland and Mediterranean vegetation. The roof and masonry appear substantially intact, but the interiors require a complete renovation and the property is not currently a livable home. Its remote, pedestrian-only access makes it a compelling refuge project rather than an immediate dream home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€25,000 – €37,000
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.
Show more
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.
- Complete interior renovation required; the property currently has no bathroom or usable living facilities.
- No utility connections are present.
- Access is exclusively on foot, approximately 10 minutes from the nearest parking.
- The sea view is spectacular in the surrounding setting, but the house itself is partly enclosed by vegetation.
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 55/100The cluster is in the built-up area of La Spezia, a naval and port city at the head of the Gulf of La Spezia on the Ligurian Sea. The gulf is enclosed by ridges of the Ligurian Apennine foothills, with short steep valleys immediately behind the city. The Montemarcello-Magra-Vara Regional Park begins nearby to the east, around the lower Magra valley and the headland above Lerici and Ameglia. The nearest substantial town is La Spezia itself, which has full city services, a port, rail links and a large historic centre. Within about 15 km the area is known for the gulf, the naval base and the eastern approach to the Cinque Terre landscape, though the core Cinque Terre villages lie farther west.