Rustico/casale in Strada Tuvu
Vallebona, immerso nella natura dell'entroterra ligure e in una posizione di grande tranquillità, proponiamo in vendita un rustico indipendente completamente fuori terra, circondato da circa 9.230 mq di terreno prevalentemente coltivato a ginestre. La proprietà gode di un contesto particolarmente riservato, con…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
- Connections
See what needs doing and what each job costs
The €48,000 asking price is attractive at €343/m² versus €482/m² locally, but this 140 m² rustico has no stated bathrooms or condition and appears to require major restoration. At roughly €1,100/m² in renovation, the effective cost is about €1,443/m², well above the local benchmark despite the large plot.
More on the house and the area
The property has a genuinely beautiful Ligurian setting, with sweeping valley, hillside, and distant sea views, plus substantial old stone walls and around 9,230 sqm of land. However, the farmhouse is currently an uninhabitable roofless shell with no visible living facilities, so it is a major restoration project rather than a home someone could realistically move into.
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€55,000 – €82,000
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.
- The main structure is a roofless, heavily overgrown stone ruin rather than a usable home.
- There is no visible bathroom, kitchen, flooring, or finished interior; full reconstruction is required.
- The large sloping plot and remote setting may make access, utilities, permissions, and construction costly.
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 72/100The cluster sits on the Ligurian coastal hills above the Riviera dei Fiori, with the Ligurian Sea and the built coast around Ospedaletti, Bordighera and Sanremo within a few kilometres. The area is part of the inland rise from the coast to the Ligurian Alps, with olive terraces and ridge villages rather than high mountain scenery at the doorstep. The nearest larger town is Sanremo, which has full services, a marina, a casino and a substantial historic centre. The nearest major airport in daily use is Nice, across the French border. Seborga is known for its self-declared "Principality" identity, which is a local curiosity rather than an official status.