Rustico/casale in Località Rollo
Nella collina di ponente dell'abitato di Andora, inserito nella tipica macchia mediterranea ligure, caratterizzata dalle colline che si affacciano sul mare con i classici terrazzamenti coltivati ad ulivi, c'è la pittoresca borgata di Rollo, un tempo abitata da naviganti e contadini. Nel cuore della borgata, in…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €120,000 (€600/m2) vs regional median ~€502/m2; assuming substantial works (~€700/m2 → +€140,000) yields an effective ~€1,300/m2, well above the local baseline. The property is sea-front and well-photographed (71 photos) but the likely renovation burden makes it an expensive buy.
More on the house and the area
Beautiful hilltop borgata setting with sweeping sea views, olive terraces and strong historic stone character. The building shown is a gutted rustico with vaulted rooms and visible decay — a restoration project, not a move-in ready 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€40,000 – €70,000
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.
- Full renovation required — interiors are a raw stone shell with rubble and exposed supports.
- Possible structural/roof and moisture issues; a professional technical survey is essential.
- No sign of modern kitchens/bathrooms or finished utilities in 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 75/100The cluster sits on the Ligurian coast (Riviera di Ponente) with a long sandy beach front and a local harbour/marina. Steep coastal hills of the Ligurian Apennines rise immediately inland; terraced olive groves and vineyards are common on the slopes. The A10 motorway and the Genoa–Ventimiglia rail line run along the coast and serve local towns. Nearby larger towns include Albenga and Alassio, which provide expanded services and train stations. There are no ski lifts in the immediate coastal strip; mountain skiing is inland in the Ligurian pre‑Alps beyond the 15 km coastal plain. The Beigua regional park is in the wider province but its main protected areas are mainly inland from the immediate coast. The local economy is oriented to seasonal seaside tourism and coastal services, with agricultural production (olive oil, vines) in the hinterland.