Rustico in Imperia
Nel caratteristico centro storico di Montegrazie, immerso tra gli ulivi dell’entroterra ligure e a circa 8 km dal mare di Imperia, proponiamo una proprietà completamente in pietra, da ristrutturare, ideale per chi desidera recuperare un’abitazione autentica valorizzandone gli elementi originari. L’immobile si sviluppa…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €65,000 plus an estimated €700/m² renovation (~€116,200) gives an effective cost ≈€181,200 or ≈€1,091/m², far above the regional baseline of €500/m². The property is a large stone house in Montegrazie close to the sea but requires full renovation (0 bathrooms listed), so the total investment is high relative to local market values.
More on the house and the area
Fantastic authentic stone building with arches, exposed beams and classic Ligurian hillside/olive-terrace views — very photogenic. The structure and roof are largely intact but interiors are gutted and uninhabitable, so this is a renovation project with strong character and real potential.
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€33,000 – €58,000
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.
- Full renovation required — floors, interior finishes and likely utility connections need work
- No bathroom or kitchen currently; interior is gutted and contains debris
- Roof and some structural repairs likely during refurbishment
- Narrow village streets/limited parking typical of historic centro may complicate access
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 lies in the lower Impero valley in the Ligurian hinterland, with olive-covered hills and short ridges between the valley floor and the coast. The Impero river runs through this area toward the sea at Imperia. The nearest town of size is Imperia, which has full services, a port and the coast. This part of western Liguria is known for Taggiasca olives and olive oil.