Rustico in Vallebona
Vallebona, immerso nella natura dell’entroterra ligure e in una posizione di grande tranquillità, proponiamo in vendita un rustico indipendente completamente fuori terra, circondato da circa 9.230 mq di terreno prevalentemente coltivato a ginestre. La proprietà gode di un contesto particolarmente riservato, con…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Connections
- Wiring
- Plumbing
- Septic tank
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
I estimated renovation at €700/m2 giving an effective cost ≈ €1,043/m2 (€48k price + €98k renovation ≈ €146k total ÷ 140 m2) versus the Liguria median €496/m2; the 9,230 m2 plot and sea view help, but the heavy rebuild needed makes the per‑m2 outlay high.
More on the house and the area
Beautiful, private hillside plot with sweeping valley and distant sea views and an attractive stone farmhouse exterior. The building is a derelict shell that will need substantial rebuilding to become a livable 140 sqm home, but the land and panorama make it a compelling restoration project.
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€28,000 – €49,000
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.
- Major renovation required — roof and interior not habitable as shown
- No usable floors, bathroom or kitchen; likely needs full rebuild/structural work
- Steep, rural terrain — access and site-prep will add cost
- Verify planning permissions and utility connections before purchase
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 72/100The cluster sits on the Ligurian coastal hills above the Riviera dei Fiori, with the Ligurian Sea and the built coast around Ospedaletti, Bordighera and Sanremo within a few kilometres. The area is part of the inland rise from the coast to the Ligurian Alps, with olive terraces and ridge villages rather than high mountain scenery at the doorstep. The nearest larger town is Sanremo, which has full services, a marina, a casino and a substantial historic centre. The nearest major airport in daily use is Nice, across the French border. Seborga is known for its self-declared "Principality" identity, which is a local curiosity rather than an official status.