Bifamiliare con accesso carrabile e box
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…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
At €63,000 for 199 m², I estimate renovation at €700/m² (€139,300) giving an effective price ≈ €1,017/m², well above the local median of €385/m². Close to the sea (5 km) and with two garages and garden, but the heavy renovation burden makes this overpriced for the area.
More on the house and the area
Large, sunny terrace and enclosed veranda with sweeping green hillside views (only 5 km from the sea) give real dream-home potential. The building looks structurally whole with garages and garden, but interiors are dated and show damp/peeling plaster — a proper renovation is needed to make it a comfortable, move-in 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€39,000 – €70,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Property needs substantial cosmetic renovation (peeling ceilings, damp spots)
- Old kitchen/bath and likely wiring/plumbing updates required
- External stairs, terrace railings and some outbuildings need repair
- Rooms are cluttered and will need clearing before works
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.