Terratetto unifamiliare in Bajardo
Rif. 108 - Bajardo centro paese, con vista panoramica nel verde, proponiamo in vendita casa terra-cielo di 95 mq disposta su due piani senza ascensore con ingresso indipendente, da ristrutturare. Si compone come segue: al piano terra soggiorno/pranzo, cucina e balcone con wc esterno; al piano primo zona notte con due…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Price €85,000 plus estimated renovation €700/m² (€67,200) gives an effective cost of ~€152,200 total (~€1,585/m²), about three times the local baseline of €525/m²; at this effective price the house reads as overpriced despite the panoramic hill location (sea ~11 km).
More on the house and the area
Beautiful panoramic mountain views from the balcony and windows make this a very photogenic Ligurian home. The interior has character (vaulted ceiling, corner fireplace, original doors/floors) and is structurally a usable house, but it needs updating and garden work to be a comfortable long-term home.
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€19,000 – €34,000
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.
- Needs renovation — cosmetic and systems work likely despite intact rooms and fixtures
- Orto (garden) is overgrown and on a steep terrace so needs clearing/terracing
- Village access with stairs/streets — parking may be limited
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 76/100The cluster is in the Ligurian Alps, with Monte Bignone and the inland ridges above the Riviera di Ponente close by. The Argentina valley is the main valley system in this part of inland Imperia, and the coast at Sanremo and Arma di Taggia is a short drive below. Much of the surrounding upland falls within the Parco Naturale Regionale delle Alpi Liguri. The nearest ski area is Monesi, roughly an hour by road in normal conditions. Sanremo is the nearest town of size, with full services, a railway station, a marina and the Casino. Bajardo is known for its stone mountain village setting and for the ruins of the old parish church damaged by the 1887 earthquake.