Appartamento in Località Gagno, 52, Baratti - Fiorentina - Populonia, Piombino,
Appartamento in Località Gagno, 52, Baratti - Fiorentina - Populonia, Piombino,. Habitable, autonomo heating.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €848/m², this is above the local €730/m² benchmark; allowing €200/m² for a habitable property gives an effective cost of about €1,048/m². Being 1 km from the sea and having 16 photos add appeal, but the description is very sparse and does not state the number of bathrooms.
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€8,000 – €13,000
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.
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 77/100This is on the Tyrrhenian coast at the southern end of the Gulf of Follonica, with sea on three sides of the promontory and views toward Elba. The area includes the headland around Populonia and the Gulf of Baratti, with a mix of rocky shoreline, small coves and coastal pine woodland. The Parco Costiero della Sterpaia lies nearby along the coast. Populonia is an established historic hill village above the gulf, and the area is known for the Etruscan remains of Populonia and Baratti. Piombino itself is the nearest town of size, with a port, ferry connections to Elba and the islands, and a substantial industrial waterfront.