Villa unifamiliare in Crespina e Lorenzana
Villa unifamiliare in Crespina e Lorenzana. Habitable, autonomo heating, garage, cancello elettrico, fibra ottica, porta blindata, videocitofono, balcone, terrazzo, cantina, esposizione doppia.
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
Must be done first
- Kitchen
See what needs doing and what each job costs
At €96,000 (€873/m²), plus an estimated €22,000 for ordinary habitable-condition work, the effective cost is about €1,073/m²—well above the €555/m² local comparison level. The villa has strong practical features and 33 photos, but the listing does not say how many bathrooms it has, and the inland location offers no clear premium.
More on the house and the area
This is a substantial, roofed and apparently usable property, but the photos present it primarily as an industrial workshop and storage facility rather than a beautiful Italian home. There is some surrounding greenery and open space, yet no compelling views, historic character, or polished living environment is visible.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €12,000
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.
- Photos show a cluttered workshop/warehouse complex rather than a conventional villa interior.
- Outdoor areas appear rough, overgrown, and heavily used for storage.
- Residential usability and the advertised villa classification should be verified carefully.
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 56/100The area is the low hills south-east of Livorno and west of Pisa, with cultivated ridges, olive groves, patches of woodland and small valleys rather than a single named landscape feature. The nearest significant water feature is the Arno plain toward Pisa and the Tyrrhenian coast around Livorno and the Collesalvetti plain, but the cluster is inland. Pisa is the nearest city of size, with full services, rail connections and the Piazza del Duomo ensemble with the Leaning Tower, a UNESCO World Heritage Site. Livorno is also close for port services and the coast. The wider area is known for mixed agriculture, olive oil and wine from the Pisan hills.