Zonza mediazioni immobiliari: boasi
BOASI: Vendiamo nella splendida cornice di Boasi (Lumarzo) casa semi indipendente su due piani, da ristrutturare, composta da: Piano terra con ingresso, soggiorno, ampia cucina abitabile e bagno. Primo piano con la zona notte composto da 3 camere da letto di cui 2 matrimoniali e una singola. Terrazzo di 25mq al piano terra. Completano la proprieta' una taverna di 50mq e una cantina di 15mq.
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
Listed at €54,000 with estimated renovation €700/m2 (108 m2 → €75,600) gives an effective price of ≈€129,600, i.e. ≈€1,200/m2 — about 3.1× the regional baseline of €385/m2. Good photos and a 25m2 terrace plus 50m2 taverna add value, but the large renovation burden makes this an overpriced project.
More on the house and the area
Tucked into a green Ligurian valley, this semi‑independent house has a very attractive 25 m² terrace, superb hill/forest views and original patterned floor tiles that give real character. The structure is lived‑in with a kitchen, bathroom and a large 50 m² taverna/cellar, but it needs an updating of systems and finishes to become a comfortable long‑term 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€21,000 – €38,000
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.
Show more
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.
- Needs renovation — electrical/plumbing and cosmetic updates likely required
- Only one small bathroom for a 3‑bed house
- Some ceilings/walls and finishes show wear and will need repair
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 59/100The cluster is in the upper Bisagno valley in the Ligurian Apennines, with wooded ridges and steep valley sides within the immediate area. The Bisagno river runs through this inland corridor toward Genoa. The nearest substantial town is Genoa, which provides the full range of services, rail links, port and airport access. This part of inland eastern Liguria is known for small hillside hamlets, chestnut woods and terraced slopes rather than for a single named landmark inside the local radius.