Rustico/casale in Via Cimavalle 31 R
RUSTICO INDIPENDENTE AL SANTUARIO CON 300 MQ DI SPAZIO ESTERNO – EX OSTERIA DEGLI ANGELI Al Santuario, in Via Cimavalle, proponiamo caratteristico rustico indipendente, ex “Osteria degli Angeli”, completamente da ristrutturare. La proprietà dispone di 10 vani complessivi e di circa 300 mq di spazio esterno, una…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Price €50,000 for 96 m² but the description says 'completamente da ristrutturare' so I estimate €1,100/m² for restoration (≈€105,600), giving an effective ≈€1,621/m² vs the regional median ≈€487/m² — therefore heavily overpriced. The listing has many photos, but key fields (condition, year, energy class) are missing or blank.
More on the house and the area
A substantial ex-osteria with intact rooflines and about 300 m² of external space but clearly run‑down inside and out. It’s a usable shell for a sensible budget buyer, yet the immediate proximity to an elevated road and the amount of rebuilding required limit its dream-home appeal without major investment.
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€38,000 – €56,000
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.
- Requires comprehensive renovation — plumbing, electrical, finishes and likely structural repairs.
- Sits directly adjacent to an elevated busy road/bridge — significant noise, privacy and pollution issues.
- Overgrown external areas and makeshift coverings; some terraces/awnings look unsafe and will need rebuilding.
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 Savona, on the Ligurian coast, so daily surroundings are an urban fabric with port infrastructure and the sea nearby. The Ligurian Apennine foothills rise quickly inland behind the coastal strip. The nearest larger town is Savona itself, which has a full range of services, a historic centre and a working port. The Riviera delle Palme coast runs east and west from here, with beaches and seaside settlements along the narrow coastal plain.