Casa di paese in vecersio s.n.c, Castelvecchio di Rocca Barbena,
CASTELVECCHIO DI ROCCA BARBENA PER AMATORI! EURO 55.000 MB Case propone in ESCLUSIVA DI VENDITA antica casa di paese/rustico di 125 mq. commerciali, più sottotetto e un magazzino di 52 mq. al piano terra. Allo stato attuale si accede all'appartamento da un bel terrazzo vivibile dove troviamo l'ingresso…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Effective price ~€80,000 (≈€640/m²) after an estimated €200/m² renovation, which is above the regional median of €487/m²; this makes it a modest value rather than a bargain. The house is described as habitable and well photographed, but converting the 52 m² ground-floor magazzino and the attic will require a change of use and extra work.
More on the house and the area
A lived-in, characterful 125 m² village house with original patterned floors, a large sunny terrace and a dramatic view of the castle and valley — very photogenic and genuinely habitable. It needs only cosmetic updating and legal/renovation work to incorporate the ground-floor magazzino and attic into one larger home, which makes it a great bargain for someone who wants to live in a historic Ligurian borgo.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €14,000
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.
- Only one small bathroom.
- Kitchen and some finishes are dated and would benefit from updating.
- Lower magazzino and sottotetto are separate now and require change-of-use/renovation to become part of a single home.
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 63/100The cluster is in the Albenga plain between the Ligurian Sea and the first Ligurian Alps. The Centa river crosses Albenga and reaches the sea here. The Island of Gallinara lies just off the coast opposite Albenga. The area is known for its broad agricultural plain with vegetable growing and vineyards, unusual on this stretch of the Ligurian coast, and for Albenga’s preserved historic centre with medieval towers and Roman remains. Alassio is nearby and provides the nearest established seaside resort facilities and marina. The inland valleys rise quickly toward the Ligurian Alps, but the strongest mountain scenery is farther inland than the immediate 15 km radius.