Casa bifamiliare in Pannesi
Lumarzo- località pannesi proponiamo bifamiliare indipendente con giardino due box, casa indipendente da risistemare con accesso carrabile, due box auto anche per auto di grosse dimensioni, cantina, al piano primo appartamento vani 4,5 composto da bagno, locale lavanderia, salotto cucina, due camere da letto, al piano…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €252/m², the asking price is far below the local €538/m² benchmark, but the house needs substantial renovation across 250 m², estimated at about €175,000. That puts the effective cost near €952/m²; the two independent units, garden, garages and location about 5 km from the sea add value, but do not fully offset the renovation burden.
More on the house and the area
This is a substantial, genuinely usable Ligurian townhouse with spectacular wooded mountain surroundings, multiple terraces, garages and outdoor space. The house is furnished and habitable, but the interiors are strongly dated with peeling ceilings, tired bathrooms and kitchens, so it is a renovation project rather than a move-in-ready dream home.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
- Interiors are very dated and show extensive peeling paint and likely damp/moisture issues.
- Kitchens and bathrooms need modernization, with some systems and finishes appearing old.
- Large property with terraces, garages and garden may require substantial ongoing maintenance.
- Access and the condition of the roof, wiring, plumbing and heating should be verified.
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 58/100The cluster is in the wooded hills of the Ligurian Apennines above the Fontanabuona area. The Lavagna basin is nearby, and the coast around Recco, Camogli and Rapallo is the nearest sea access but it lies outside the immediate inland landscape. Genoa is the nearest large city, with full services, port and rail connections. This part of eastern Genova province is known for scattered hamlets, chestnut and mixed woodland, and small valley roads rather than for a single protected or monumental landscape inside the immediate area.