Villetta a schiera in Via Gelsomini 18
Estia Immobiliare presenta IN ESCLUSIVA una graziosa villetta a schiera nella prestigiosa cornice di Santa Margherita Ligure, situata in Via dei Gelsomini, in posizione riservata e panoramica, ma a pochi minuti dal centro e dalle spiagge, inserita in un elegante contesto immerso nel verde. La villetta, disposta su 3 livelli e con doppia esposizione, si sviluppa su una superficie di...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Asking €1,250,000 (~€9,470/m2); adding a modest €200/m2 refit gives an effective ~€9,680/m2 versus the local median €530/m2 (≈18× higher). Sea 1 km and many photos support quality, but the price is far above our baseline so it reads as overpriced for this catalog.
More on the house and the area
Classic Ligurian sea-view townhouse with multi-level stone terraces and a private garden — very photogenic and genuinely liveable. Interiors are solid and habitable but need a light refresh to match the spectacular panorama and outdoor spaces.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €15,000
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.
- Interior is dated and will need cosmetic updating.
- Terraced garden is stepped and requires maintenance (not step-free).
- Some exterior finishes/awnings look aged and may need replacement.
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 78/100The cluster is on the Gulf of Tigullio on the Ligurian Sea, with a built coastline backed immediately by steep olive-covered slopes of the Ligurian Apennines. Portofino Regional Park lies nearby on the promontory south of Rapallo, with the protected headland and the marine area around Portofino within the local radius. The nearest larger centres are Rapallo itself and Santa Margherita Ligure, which have marinas, a seafront, rail connections and full daily services. Portofino is close by on the same headland and the Tigullio coast is known for resort towns set between short coves and steep inland ridges.