Rustico in Tortora
Rustico in Tortora. Needs renovation.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Asking €9,500 for 110 m² but needs full renovation; estimate €700/m² → renovation ≈€77,000 and effective price ≈€86,500 (~€786/m²) vs regional median €244/m². Close to the sea (3 km) and 12 photos help, but the high rebuild cost makes this overpriced.
More on the house and the area
A charming stone farmhouse with intact rooflines, original fireplace and terracotta flooring and a lovely valley/mountain setting just a few km from the sea — great potential. The building is solid and roofed but needs full interior refurbishment and verification of utilities and roof/structure before moving in.
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€22,000 – €39,000
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.
- Requires complete interior renovation (kitchen, bathroom, electrics/plumbing).
- Ceilings and plaster show cracks/damp in photos — structural/roof check advised.
- Access appears to be a narrow/dirt road; remote location.
- Utilities (water/electric/sewage) not shown/confirmed.
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 Tyrrhenian side at the south end of the Riviera dei Cedri, with the coastal plain and the first ridges of the southern Apennines close together. The Noce river meets the sea just north of Tortora and marks the Calabria–Basilicata boundary. The Pollino massif rises inland within this radius, and the western foothills of Pollino National Park are close to Tortora. The nearest sizable town is Praia a Mare, which has the main rail station for this stretch of coast and everyday services. Maratea and its cliffed coast are nearby in Basilicata, but outside the immediate landscape used for the score. The area is known for the Riviera dei Cedri coast and for the contrast between short coastal plain, river mouth and steep inland mountain slopes.