Rustico/casale in Strada Madonna del Carmine
Vallebona, immersa nel verde e nella tranquillità dell'entroterra ligure, proponiamo in vendita una porzione di rustico di fine Ottocento, circondata da circa 2.620 mq di terreno. La proprietà occupa il piano superiore di un edificio di due livelli, interamente realizzato in pietra, e conserva gli elementi…
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
- Windows
See what needs doing and what each job costs
Price €85,000 for 95 m² with no condition stated and no bathrooms; estimated renovation €700/m² gives an effective cost ≈ €151,500 (≈€1,595/m²) vs regional median ≈€492/m², so it's priced well above typical local values despite the 2,620 m² garden and sea 3 km proximity.
More on the house and the area
Beautiful late‑19thC stone farmhouse with original beams, intact roof and sweeping sea-and-hills views, set in olive‑terraced grounds (~2,620 m²). The structure and setting are very attractive, but the upper‑floor living spaces are a stripped shell with no fittings, so significant renovation is needed before it is a move‑in home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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.
- Interior is largely a stripped/unfinished shell (no kitchen or bathrooms visible)
- Substantial renovation and new services/utilities likely required
- Large concrete pool is empty/derelict and will need repair or removal
- Photos do not show finished floors or internal fittings
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.