Casa Semindipendente in vendita a Ne, Statale
Statale di Ne, terra-tetto parzialmente ristrutturato. Ci troviamo in una delle zone più tranquille e verdi dell'entroterra del Levante Ligure. In centro al piccolo borgo di Statale, abitato e vivo, questa proposta immobiliare nuova sul mercato. Si tratta di un terra-tetto o casa seminidendente costruita totalmente…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Asking €55,000 but substantial works remain; I estimate €450/m² (≈€99k) to finish, giving an effective price of ≈€154k or ≈€700/m² vs the local median of €528/m². The house has good bones and 14 photos and part is already finished, but the effective €/m² is well above the regional baseline.
More on the house and the area
Beautiful, characterful stone townhome in a quiet Ligurian borgo with exposed beams, stone arches and several fully finished, very cosy rooms (kitchen, bathroom, living area) that are immediately usable. Substantial renovation work has been started but not completed on other parts of the 220 m² property, so this is a real bargain if you’re prepared to finish the restoration.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€25,000 – €43,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- A significant portion of the house is still rustic/unfinished (ground‑floor magazzino and some rooms).
- Access is down a pedestrian borgo lane; parking is a short walk away.
- Exterior stonework and plaster show wear and will need repointing/repairs.
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 68/100The cluster is in the Val Graveglia on the inland side of the Ligurian Apennines, with wooded ridges and narrow valley sides around it. The Graveglia stream and the wider Entella valley system shape the area. The Aveto Regional Natural Park begins nearby in the inland mountains, and the park landscape of beech woods, high pastures and Apennine ridges is part of the wider setting of this side of eastern Liguria. The nearest larger town is Chiavari on the coast, which provides the main rail station, hospital and full services. This part of eastern Liguria is known for slate country around the Fontanabuona and Graveglia valleys, olive groves on terraces, and small inland villages tied to the coast.