Casa di paese in Piazza San Bernardo, Pietrabruna,
PIETRABRUNA- FRAZIONE BOSCOMARE In mezzo al verde degli ulivi e raggiunto dall’aria di mare sorge questo antico borgo ligure con le sue chiese, le piazzette, i portici, i lavatoi e i carruggi. Qui vi proponiamo una particolare casa di paese costituita da muri in pietra nella Piazza principale, con vista sulla chiesa…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
- Heating
See what needs doing and what each job costs
Asking price €22,000 (≈€134/m²) is very low, but full renovation estimated at €700/m² raises the effective cost to ≈€136,800 (≈€834/m²), well above the regional baseline of €496/m². Good location (4 km from the sea) and 32 photos are positives, but total after-renovation price makes this a weak value.
More on the house and the area
A very photogenic village house right on an atmospheric Ligurian piazzetta with painted ceiling medallions, original patterned tiles and handsome vaulted stone cellars — and direct views across rooftops to the baroque church and hills. The structure appears intact and roofed but is in need of a full renovation (water damage, plaster and fixtures), so it’s a realistic restoration project that could become a beautiful lived-in home at a very attractive price.
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€32,000 – €58,000
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.
- Totally needs renovation: plaster, finishes, kitchen/bathroom and interior repairs required
- Visible water damage/holes in ceilings — roof and skylight should be checked before purchase
- Damp/low-height vaulted cellar will need waterproofing and possible structural work
- Likely limited parking and pedestrian access in the historic borgo piazza
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 81/100The cluster is on the Ligurian Sea coast in the Riviera dei Fiori, with steep olive terraces rising immediately behind the shore. The nearest larger town is Sanremo, which has a marina, services and a substantial historic centre. Imperia is also nearby and is the main service town for this stretch of coast. This part of western Liguria is known for olive cultivation, especially Taggiasca olives, and for narrow coastal settlements backed by short, steep valleys of the Ligurian Alps. The nearest higher mountains are the Ligurian Alps inland, but the daily landscape here is primarily a terraced coastal slope rather than a mountain basin.