Stabile tre appartamenti e cantina
Edificio composto da tre appartamenti indipendenti, di cui uno ancora da completare, e una cantina al piano terra. Superficie complessiva di circa 209 mq per gli appartamenti e 143 mq per la cantina. Necessita di interventi di ristrutturazione. L'immobile si trova al piano primo di un edificio di tre piani ed è…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (date 10/11/2026) and the listing contains contradictory area figures (description lists 209+143 sqm but the listing.sqm is 280), so legal/title and data reliability issues are present. Assuming 'needs renovation' at ≈€700/m² gives an effective price ≈€215k (≈€766/m²) versus the regional median €202/m² from a small sample of 26 listings, making this a risky auction purchase.
More on the house and the area
A solid village palazzo with a characterful, shuttered façade and a very low entry price. However the building requires real renovation and legal regularisation before it could be considered a comfortable, move-in home — best suited as a budget project or investment rather than ready-to-live accommodation.
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€55,000 – €98,000
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.
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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.
- Needs renovation — two units almost finished but a third requires completion.
- Internal subdivision is not regularized (sanatoria/administrative work likely).
- No interior photos provided so condition of services (bathrooms/kitchen) is unclear.
- Inland location ~18 km from the sea.
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 68/100The village sits in the Ligurian Alps, in the upper Arroscia valley, with wooded ridges and narrow mountain roads immediately around it. The Arroscia river valley is the main landscape feature within reach. The nearest ski area is Monesi, in the high Tanaro country, roughly an hour’s drive depending on road conditions. Pieve di Teco is the nearest small service town with shops and basic services, and Imperia is the nearest larger town on the coast with a full range of services and rail access. This part of western Liguria is known for inland olive country, stone hill villages and mountain routes linking Liguria with Piedmont.