Casa indipendente in Ss28 14
Situato nella prima periferia di Ormea, in Frazione Nasagò, questo immobile vanta una posizione comoda e ben collegata al centro del paese tramite la strada statale, garantendo un facile accesso a tutti i servizi di prima necessità. La proprietà si sviluppa su due livelli internamente collegati. Al piano terra l'ingresso indipendente è direttamente su un corridoio che...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking price €14,000 (≈€255/m²); I estimate modest works at €200/m², so effective cost ≈€25,000 (≈€455/m²), slightly above the regional baseline of €400/m². The listing has 35 photos and an independent entrance, suggesting a usable layout, but the description does not state the exact condition.
More on the house and the area
A tiny, habitable two-level village house with independent entrance and intact floors — move-in possible but very dated. The upper windows and small balcony look out over a dramatic mountain valley and forest setting, making this a strong bargain for someone who wants immediate use with cosmetic upgrades.
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€4,000 – €6,000
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.
- Fronts directly onto a busy state road — expect traffic noise and little privacy
- Very compact rooms and a narrow staircase limit accessibility
- Dated kitchen and finishes; cosmetic updating needed
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 is in the Ligurian Alps, in the upper Tanaro valley. The Tanaro river runs through Garessio. This is the area of the Parco naturale del Marguareis and the Alta Val Tanaro. The nearest ski area is Garessio 2000 above the town, with the road from the valley floor taking roughly 20–30 minutes. Ormea is the other small valley town nearby, while Ceva is the nearest larger service town in the wider valley system. Garessio has a substantial historic centre and Garessio 2000 is known as a mountain resort area on the Ligurian-Piedmont watershed.