Rustico/casale in Pannesi
Rudere Lumarzo- con 12mila mq di terreno, accesso carrabile - fabbricato diruto F4 di 33mq - casa dei pipistrelli.
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is explicitly described as a derelict F4 building (“fabbricato diruto”), not a habitable home, despite the €19,000 asking price and 33 m² size. With approximately €1,100/m² restoration costs, the effective cost is about €1,676/m² before addressing the 12,000 m² plot and access.
More on the house and the area
The property has attractive Ligurian woodland, a mountain backdrop, and potentially appealing old dry-stone walls on 12,000 m² of land. However, the 33 m² building is explicitly a ruin: the interior is abandoned and obstructed, with no usable living facilities. This is a land-and-reconstruction project, not a home someone could realistically move into.
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€13,000 – €20,000
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.
- Genuine derelict structure with debris-filled interior and no bathroom or kitchen.
- Listed as a ruined F4 building, apparently uninhabitable and requiring a complete reconstruction.
- Dense overgrowth and wooded access may make renovation, utilities, and site clearance difficult.
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.