Rustico/casale in Via Silvio Pellico 7
Si propone in vendita piccolo fabbricato indipendente, interamente da ristrutturare, facilmente raggiungibile tramite strada comoda. L’immobile si sviluppa su due livelli ed è attualmente composto da: piano terreno: cucina; piano primo: camera da letto e bagno. Completa la proprietà un piccolo locale deposito di circa 7 mq. Il fabbricato è inoltre circondato da circa 600 mq...
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
50 m² asking €89,000 and described as “interamente da ristrutturare” — estimated renovation €1,100/m² (~€55,000) gives an effective price of €144,000 or €2,880/m². That is about 5.8× the local baseline (~€496/m²); 2 km from the sea helps but does not justify this premium.
More on the house and the area
Pretty, characterful hillside cottage surrounded by olive trees with a usable terrace and about 600 m² of land — close to the sea (≈2 km). Interiors already contain a kitchen, bathroom and radiators so the place is clearly liveable but dated and needs refurbishment and tidying. Good value for Liguria given the setting and garden, ideal as a refurbished weekend or small full-time home.
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€20,000 – €29,000
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.
- Small 50 sqm footprint — limited space for a permanent family home.
- Property looks lived-in/neglected in places and will need cleaning and cosmetic/upgrading work.
- Steep exterior steps and terraces; access and parking may be awkward.
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.