Casetta da ristrutturare con giardino a San Giovanni
SAN GIOVANNI | ANDRONA SAN CILINO un progetto tutto tuo, tra verde e tranquillità a Trieste. Se cerchi qualcosa di diverso dal solito e non ti interessa trovare una casa già pronta, ma uno spazio da trasformare secondo le tue idee, questa proprietà può essere il punto di partenza che stavi cercando. In Androna San…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
- Wiring
- Plumbing
- Bathroom
- Kitchen
See what needs doing and what each job costs
Estimating a full restore at €1,100/m² gives renovation ≈€66,000 and an effective price €156,000 (≈€2,600/m²), about 10× the local baseline of €259/m². The 2 km to the sea is positive, but the heavy work required and high effective €/m² make this overpriced for a 60 m² property; the listing does not state an energy class.
More on the house and the area
Great for someone wanting a blank‑slate project: a large ~500 m² private garden in the city is rare and appealing. The building itself is a rundown, mostly uninhabitable shell that will require substantial structural and finishing work before it can be lived in.
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€24,000 – €35,000
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 is a near‑shell that needs full renovation (floors, ceilings, wiring and plumbing).
- Interior is cluttered/damaged with low/partially altered ceilings and rubble — not move‑in ready.
- Access is up a narrow flight of steps (no direct vehicle access).
- Urban setting with no notable views despite proximity to 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 55/100The cluster is in the built-up area of Trieste, with the Adriatic at hand and the Karst plateau immediately above the city. The Gulf of Trieste and the Val Rosandra nature reserve are within the local area. Trieste is the nearest town of size and has a large historic centre, port, railway station, university and full city services. The area is known for its seafront city fabric, port and the limestone Karst behind it.