luminosa casetta trilivello parzialmente ristrutturata
in località Marsiglia (nel Comune di Davagna) a soli 8 km dal ponte di Cavassolo ed a 9 km dal capolinea dei bus a Prato casetta rustica su due piani più fondi, indipendente su tre lati, con piccola corte pertinenziale. La casetta si sviluppa su tre piani di pari metratura (20 mq.) per una superficie complessiva di 60…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
Very low asking price €12,000 (€222/m2) but after estimated renovation (€600/m2 → €32,400) effective cost ≈ €44,400 or ~€822/m2, about 56% above the regional benchmark of €528/m2. Positives: partial works already done (roof, facades, slabs; electrical conduits passed), 24 photos and close to bus; the listing does not state a bathroom.
More on the house and the area
Small village house with a sound shell — roof and facades already redone and original beam/roof detail visible. Interiors are a rough, mid-renovation state (no bathroom/kitchen), so this is a bargain project for someone who wants a compact Ligurian home with a hillside view but expects to finish the fit-out.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€11,000 – €19,000
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.
- Interior largely unfinished — concrete floors/walls, no bathroom or kitchen fitted
- Partial renovation done (roof, facades, slabs) but significant interior finishing required
- Narrow stepped access and limited/remote parking
- Utilities only partly completed (electrical conduits present; gas at facade — final connections needed)
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 58/100The cluster is in the valleys behind Genoa, with the Ligurian Apennines on the immediate horizon. The Bisagno river system shapes this area, with wooded slopes, narrow side valleys and scattered hamlets. The nearest substantial city is Genoa, with the full range of services, a major port, rail connections and airport access. The upper Bisagno and nearby inland valleys are known for chestnut woods, small terraced areas and the transition from the coast to the Apennine ridge.