Rustico/casale in Via Monsignor Vincenzo Bracco 20
Torrazza - Bilocale con ingresso indipendente e ampia cantina Nella tranquilla frazione di Torrazza, a pochi minuti dal mare e dai principali servizi di Imperia, proponiamo in vendita un accogliente bilocale situato al piano terra, ideale come soluzione per le vacanze o come investimento. L'immobile dispone di…
What it really costs
See what needs doing and what each job costs
At €69,000 for 38 m², the asking price is €1,816/m²; even assuming habitable condition (€200/m² renovation), effective cost is about €2,016/m² versus the Liguria farmhouse baseline of €500/m². The sea location 3 km away and independent entrance add appeal, but the extreme premium and unspecified condition weaken the deal.
More on the house and the area
A genuinely livable little Ligurian village home with strong historic character, stone passageways, colorful façades, and spectacular hillside-to-sea surroundings. The interior is modest and dated rather than luxurious, but it has a working kitchen, bathroom, bedroom, and independent entrance—more of a charming compact base than a renovation shell.
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€3,000 – €4,000
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.
- Only 38 sqm with one bedroom, so the home is compact.
- Kitchen and bathroom are functional but dated and would benefit from refreshing.
- The large stone cellar appears storage-only and may need substantial work; access is via narrow stepped lanes.
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 68/100The cluster is in the coastal hills above the Ligurian Sea, with olive terraces and short valleys running down to the Riviera di Ponente. The nearest coast is the stretch around San Lorenzo al Mare and Imperia, with small beaches and a built seafront. Imperia is the nearest town of size, with a port, a larger urban centre and full services. This part of western Liguria is known for Taggiasca olives and olive oil.