Villa tre camere con cantina e terreno
Villa su due piani con tre camere, soggiorno e bagno, terrazzi al piano primo e secondo. Cantina di 15mq e terreno agricolo di circa 1.700mq. Immobile in stato di abbandono, necessita ristrutturazione completa. La villa si sviluppa su due piani collegati da scala esterna. Al piano terra si trova una camera con dietro…
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 (asta 03/11/2026) so purchase is via procedure; with heavy works estimated at €700/m² (≈€148,400 for 212m²) the effective cost ≈€168,576 or ~€795/m² vs regional baseline €385/m², so not a straightforward buy.
More on the house and the area
Perched, very private hillside villa with a photogenic exterior and about 1,700sqm of steep land — excellent low‑price opportunity for a secluded Ligurian retreat. The building is roofed and habitable in outline but abandoned: no utilities, water infiltration and substantial renovation required, so this is a restoration project rather than a 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€42,000 – €74,000
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.
- Property in state of abandonment with water infiltration and impianti inesistenti (no functioning utilities)
- Access to the agricultural land is only pedestrian; terrain is very steep and overgrown
- Requires complete, heavy renovation (bathroom/kitchen, structural/roof checks likely)
- Sale by auction — legal/technical checks recommended
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 76/100The area sits in the Ligurian Alps foothills above the Val Nervia. The Nervia river valley is the main landscape feature here, with steep olive terraces and wooded slopes around the village. Apricale itself is one of I Borghi più belli d'Italia. Dolceacqua, the nearest small town of note down the valley, has a bridge and castle in its historic centre and is known together with this valley for Rossese di Dolceacqua wine and olive cultivation. The coast around Ventimiglia and Bordighera is a short drive away but is outside the immediate landscape of the cluster.