Monolocale in Via del Commercio, Santa Luce,
Monolocale in Via del Commercio, Santa Luce,. Habitable, autonomo heating, garage, piscina.
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 €2,857/m², the apartment is priced at nearly four times the local €730/m² benchmark; even allowing about €7,000 for habitable-condition work, the effective cost is roughly €3,057/m². The garage, heating and pool add appeal, but the listing is still expensive for a 35 m² one-room home 15 km from the sea, and it does not state the energy class or construction year.
More on the house and the area
A genuinely charming, habitable Tuscan stone home with exposed masonry, brick-vaulted ceilings, traditional shutters, and a bright communal pool area. It is move-in ready rather than a renovation project, though the small studio layout limits everyday living space and the setting offers character more than a proven view.
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€2,000 – €4,000
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.
- Very compact 35 sqm studio, better suited to one person or a couple.
- The pool and outdoor area appear shared, and there is no visible sea or countryside view.
- At the top of the stated budget, so value depends on condominium and pool costs.
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 59/100The area is a line of low inland hills between the lower Cecina valley and the Pisan coast, with mixed woodland, fields, olive groves and small villages on ridges. The Riserva Naturale Regionale Lago di Santa Luce lies here, around an artificial lake used by waterbirds. The nearest larger centres for daily services are Rosignano Marittimo and Cecina on the coast, with supermarkets, rail stations and larger commercial areas, while Pisa is the nearest city of major size. The area is known for rural hill country close to the Tyrrhenian coast and for the bird habitat at Lago di Santa Luce.