Casa indipendente 5 locali, 115 m² a Rocche, Apricale (IM)
Casa indipendente in asta a Apricale (IM) – Rocche (CAP 18035) L'immobile in asta è una casa indipendente situata ad Apricale, in località Rocche, con accesso pedonale. Si tratta di un fabbricato da cielo a terra, ideale per chi cerca una soluzione abitativa con ampi spazi e la tranquillità della campagna ligure, pur…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction and the listing itself says part of the first floor is 'volume insanabile' requiring demolition, while the the listing call it 'Renovated'—a clear contradiction and purchase risk. Estimated restoration ≈€1,100/m² (≈€126,500), giving an effective price ≈€146,700 (≈€1,276/m²) vs local median €385/m², so this is a complex auction case unsuitable for typical buyers.
More on the house and the area
Quiet, rural plot near Apricale with private garden and cellar — a real bargain on paper. However the sale paperwork flags an unsalvageable part of the first floor and access is only on foot, so expect substantial works and logistics challenges before it becomes a comfortable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€46,000 – €67,000
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.
- Access is pedestrian-only (no vehicular access/parking).
- Listing notes part of first floor is 'unsanitary' and needs demolition — significant structural work likely.
- Surrounding agricultural land is steep, overgrown and neglected (hard to use).
- No photos of the interior/exterior in the gallery, so condition and views are unverified.
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.