Bilocale in Via Salnitro 4
Bibbona (LI) FL Immobiliare è lieta di presentarvi un bilocale, vicino al centro storico di Bibbona, in caratteristico caseggiato dal sapore autentico toscano. L'immobile disposto su due livelli, con cucina-soggiorno e bagno al piano inferiore, camera al piano superiore. Soluzione adatta sia come abitazione da vivere…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €1,771/m² before improvements, the asking price is already far above the local €736/m² benchmark; allowing roughly €400/m² for the stated improvements raises the effective cost to about €2,171/m². The historic Tuscan setting and holiday-rental potential add some appeal, but the listing does not specify the building age or exact works required, and energy class G is a drawback.
More on the house and the area
A highly photogenic Tuscan apartment with excellent exposed beams, terracotta floors, a traditional shuttered window, and a striking spiral staircase. It appears furnished and genuinely livable, with a functioning kitchen, bathroom, and bedroom, while needing mostly unspecified improvements rather than a full renovation. At €85,000 near Bibbona and the Etruscan Coast, its authentic character gives it strong dream-home appeal despite the small size.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€6,000 – €9,000
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.
- Only 48 sqm with a single bedroom, so it is compact.
- Energy class G may imply higher running costs and future efficiency work.
- The listing mentions improvements are needed, though the apartment appears usable now.
- No exterior terrace or view is shown in the gallery.
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 cluster sits on the Tuscan Tyrrhenian coast with sandy beaches and coastal pinewoods at Marina di Bibbona and neighboring stretches of the Costa degli Etruschi. Within about 10–15 km is the Bolgheri area, including the Viale dei Cipressi and the small village/castle of Bolgheri, part of the Bolgheri DOC wine district that produces internationally known wines such as Sassicaia and Ornellaia. The immediate inland is low coastal hills planted with vineyards, olive groves and mixed woodland; no named mountain range lies within 15 km. The nearest town of size is Cecina, which has a railway station on the Tyrrhenian coastal line and provides larger shops and services. There are no ski lifts within 15 km (Apennine ski areas are many tens of kilometres inland). The local economy and land use are focused on seaside tourism, pinewoods/dune systems and viticulture/olive growing.