Località Chiappa, Valbrevenna
Tribunale: Genova RGE: 39/2024 PVP: 4599789 Piena ed intera proprietà della seguente unità immobiliare: Casa Unifamiliare con annessi cantina doppia e fienile con giardino ubicati al primo piano sottostrada; cantina posta al piano secondo sottostrada, ubicata nel comune di Valbrevenna (GE) – località Chiappa, civ. 4 –…
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.
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (ad explicitly for an asta) and the listing warns the photos are only indicative, so purchase carries auction-specific risks. Price €14,238 plus estimated renovation €700/m² ×157 m² (≈€109,900) gives an effective cost ≈€124,138 (≈€790/m²), well above the regional baseline of €525/m².
More on the house and the area
The pictures show stylish, modern interiors but the ad warns they are indicative. At 157 m² for ~€14k this is a clear bargain for someone seeking a renovation project, but it is not a turnkey, dreamy home as presented.
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€31,000 – €55,000
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.
- Listing images are explicitly illustrative only — the photos may not represent the actual unit.
- Property is an auction lot (RGE) — legal/buying complexities and potential delays.
- Condition listed as 'Needs renovation' and the facts show 0 bathrooms — likely not move-in ready.
- Exterior photos show a plain apartment block; no proven sea/mountain view or private garden in the photos.
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 68/100The cluster is in the Ligurian Apennines, in the upper Brevenna valley between wooded ridges and steep-sided side valleys. The Brevenna stream runs through the valley and the Aveto Regional Natural Park begins nearby to the east, covering a larger block of Apennine forest and high ground in this part of inland Genoa. The nearest ski lifts are the small Santo Stefano d'Aveto area, roughly 1 hour away by mountain roads. The nearest town of size is Genoa, which provides full city services and rail connections but lies beyond the immediate valley landscape. This inland part of the province is known for chestnut woods, scattered stone hamlets and traditional mountain agriculture tied to the Ligurian Apennines.