Rustico/casale in Via Campomarzio 6
Varazze, in una zona tranquilla e immersa nel verde, l'agenzia Tempocasa Varazze propone in vendita in esclusiva un caratteristico rudere completamente da ristrutturare, ideale per chi desidera creare una casa personalizzata in un contesto riservato e suggestivo. La proprietà si trova in una posizione tranquilla, il…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Roof
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Description calls it a "rudere completamente da ristrutturare" so I estimate renovation €1,100/m² → renovation ≈ €176,000 and effective price ≈ €225,000 (≈€1,406/m²) versus local baseline €500/m²; 3 km from the sea helps but the huge restoration cost makes this overpriced.
More on the house and the area
Large traditional Ligurian farmhouse shell set in quiet, wooded hills with pleasant valley views and the sea just a few km away. Beautiful setting and a real bargain for a project, but the property is a ruin that will need major structural and systems work before it can be lived in.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€63,000 – €94,000
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.
- Sold as a complete 'rudere' — full renovation required, not move-in ready
- Roof, structure and utilities likely need substantial work; verify permits and costs
- Overgrown site and limited interior photos — check access, boundaries and condition in person
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 82/100The Ligurian Apennines and the Beigua massif rise within about 15 km inland and form the high ground behind the coast; this territory is part of the Beigua Regional Nature Park. The coast is on the Ligurian Sea, the local stretch of the Riviera di Ponente, and Varazze has a marina/porto turistico on the seafront. The Beigua area is designated as the Beigua UNESCO Global Geopark. Monte Beigua (about 1,287 m) and associated trails and ridges lie inside the park and are used for hiking and mountain-biking. There are no alpine ski lifts within 15 km; winter sports facilities are located farther inland in the Ligurian Apennines. The Genoa–Savona railway runs along the coast and the A10 autostrada follows the shoreline, giving rail and road links to Genoa and Savona. Nearby coastal towns in the local area include Cogoleto and Arenzano to the east and Albisola Superiore and Celle Ligure to the west, each with local shops and rail stations. The local economy includes marina and boating services and businesses linked to yacht maintenance and small-scale ship repair.