Rustico in Rapallo
Proponiamo in vendita, in un piccolo borgo, a San Maurizio dei Monti, rustico vista mare totalmente da ristrutturare di 140 mq libero su 3 lati, con muri perimetrali sani e due ampie terrazze che si affacciano sul golfo. L'immobile si sviluppa su 3 livelli ed ha due ingressi indipendenti su lati opposti, ottima…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Damp
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
Listed at €76,000 for 140 m² but needs full renovation (~€700/m² → ~€98,000), so effective cost ≈ €174,000 or about €1,243/m² versus the regional median €500/m². Nice sea view and terraces (sea 3 km) help, but pedestrian access and parking 200 m away plus missing energy info keep this in the overpriced range.
More on the house and the area
Lovely Ligurian farmhouse with genuine stone character, original beams and two terraces with a real sea view and private garden/olive tree. The structure appears sound and roofed, but the interior is run-down and requires comprehensive renovation; good as a move-in-after-refurbish dream for someone willing to do works.
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€28,000 – €49,000
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.
- Property needs full renovation (bathrooms/kitchen, electrical and plumbing upgrades).
- Interior shows damp/staining and aged floors/roof timbers that will need repair or replacement.
- Access is via a 50 m pedestrian path; private parking is about 200 m from the house.
- Utilities and energy performance likely require updating.
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 68/100Located in the Ligurian Apennines, in the valley known as Val Fontanabuona. The Ligurian Sea lies at the coast towns of Chiavari and Lavagna. Terrain within the 15 km radius is narrow, wooded and hilly with small valley streams and terraced slopes. No major ski lifts are located inside the immediate area; higher-elevation Apennine ski facilities are further inland. The nearest sizable towns on the coast are Chiavari and Lavagna, both with regional rail stations and coastal services; Genoa is the provincial capital and regional transport hub on the coast. The local hinterland is worked as small-scale agriculture and woodland (olive and chestnut cultivation and mixed forestry are typical).