Rustico/casale in Vicolo Codemin
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 profumi della macchia mediterranea accompagnano il percorso verso casa. Qui...
What it really costs
See what needs doing and what each job costs
At €1,562/m², the asking price is already over 3× the Liguria farmhouse baseline of €500/m²; with an estimated €1,100/m² restoration cost, the effective price becomes about €2,662/m². The sea setting and 24 photos help, but the condition, legal status, utilities and bathrooms are unspecified, while the description is vague.
More on the house and the area
This is an exceptionally dramatic Ligurian setting, with sweeping sea views, terraced hillsides, Mediterranean woodland, and an authentic stone farmhouse with a traditional tiled roof. However, the building appears isolated and heavily overgrown, with no bathroom listed and no interior photos, so it is best viewed as a substantial restoration project rather than a usable home today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/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.
- The farmhouse appears to be a rustic renovation project, not a move-in-ready home.
- No bathroom is listed, and utilities or interior condition are not shown.
- Very steep, remote terrain may mean difficult pedestrian access and challenging construction logistics.
- The surrounding vegetation and terraces appear substantially overgrown.
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.