Casa bifamiliare in Via XXV Aprile 106 d
MIGNANEGO - VIA XXV APRILE ci troviamo nella parte finale del Passo dei Giovi a confine tra il comune di Mignanego e Busalla. In contesto immerso nel verde ma non isolato, proponiamo in vendita porzione di quadrifamiliare con ingresso indipendente. L'edificio è comodamente raggiungibile con l'auto grazia alla strada…
What it really costs
See what needs doing and what each job costs
At an estimated €200/m² for an apparently habitable but undocumented condition, the effective price is about €1,186/m² (€83,000 total), versus the Liguria townhouse baseline of €538/m². The listing has good access, garden and terrace, but its inland location and missing condition details do not justify the substantial premium.
More on the house and the area
A genuinely livable Ligurian hillside home with sweeping green-valley views, a lush planted terrace and balcony, and a warm wood-beamed attic living space. The kitchen, bathroom, bedrooms and utilities are all present, so this is a real home rather than a renovation shell, although the interiors are dated and somewhat cluttered.
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 – €8,000
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 house appears well kept and immediately usable, but finishes, flooring and fixtures are dated.
- The hillside setting and narrow sloping access may not suit everyone.
- The garden is lush and attractive but requires regular maintenance.
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 61/100The cluster is in the Scrivia valley in the Ligurian Apennines, with wooded ridges and passes around the valley floor. The Scrivia river runs through the area. The Parco Naturale Regionale dell'Antola lies nearby in the upper valleys to the east, centred on Monte Antola. The nearest larger town is Genova, which provides the full range of city services and rail connections. This part of inland Genoa is known for Apennine valley settlements and road and rail routes crossing between Liguria and the Po plain.