Bilocale in Scali del Pontino 30
Proponiamo in vendita ufficio con possibilità di conversione in civile abitazione, l'uffico si presenta con un igresso in una stanza la quale potrà essere uso sala, al piano superiore una stanza praticabile non abitabile con bagno come uso uffico la disposizione è ottima, come abitazione vi sono da fare delle variazioni...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Kitchen
See what needs doing and what each job costs
At €78,000 plus roughly €55,000 for conversion and renovation, the effective cost is about €2,660/m²—far above the €734/m² local comparison level. The 1 km sea location is positive, but this is currently an office with a non-habitable upper room, required layout changes, and no stated confirmation that residential conversion will be approved.
More on the house and the area
This is a clean but highly functional office near Livorno, with no distinctive architectural character, outdoor space, or proven view. It could become a small home, but it is currently not a real, ready-to-live-in dwelling and would require conversion work.
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€20,000 – €29,000
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.
- Currently an office, not a permitted civilian residence; conversion approval and costs are uncertain.
- The interior is a utilitarian workspace with no visible residential kitchen, bedroom, or living-room finish.
- Upper level is described as practicable but non-habitable, requiring layout and regulatory changes.
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 55/100On the Tyrrhenian coast, the cluster sits in the built-up area of Livorno, a port city with canals in the Venezia Nuova quarter, the Terrazza Mascagni seafront, the Medici fortifications and the port. The coast here is urban shoreline and harbour rather than a protected scenic stretch. To the south, within about 15 km, the Costa degli Etruschi begins around Quercianella with rocky coves on the Mar Ligure/Tyrrhenian. The nearest larger centre is Pisa, with the airport and the Piazza dei Miracoli, but it lies beyond the immediate 15 km landscape and does not affect the rating. Livorno is known for its port, seafood cuisine and the Accademia Navale.