Rudere da ristrutturare
In posizione collinare e strategica, in Località La Chiusa, lungo la strada che collega Rio Marina e Rio nell’Elba, immerso nel verde ma a pochissimi minuti dai servizi e dal porto di Rio Marina, si vende un interessante e caratteristico fabbricato in pietra da ristrutturare (rudere) di circa 65 mq di facile accesso e…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price is €99,000 for 65 sqm (€1,523/sqm), but the stone building is described as a rudere/completely to renovate, so I estimate ~€1,100/sqm renovation; effective cost is about €2,623/sqm, far above the local baseline of €519/sqm. The positives are that it is already registered as a civil dwelling, has 12 photos, 3,800 sqm of land, and is only 1 km from the sea on Elba, which keeps it from scoring lower.
More on the house and the area
The setting has appeal: secluded Mediterranean land on Elba, near the sea, with a simple rustic shell that could become atmospheric. But as shown this is not a livable home at all—it's an overgrown ruin with major roof failure and stripped-out interiors. Dream value is mostly in the location and plot, not in the house as it currently stands.
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€26,000 – €38,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Genuine rudere: roof is failing/open and interiors are overgrown
- Complete reconstruction-level renovation needed before it could be lived in
- No usable kitchen/bathroom or finished interior visible
- Asking price feels high for the current condition
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 86/100This is on Elba, with the Tyrrhenian coast and small coves immediately nearby and the hilly spine of the island rising inland. The Parco Nazionale dell’Arcipelago Toscano covers much of the island and sea around it. Rio Marina and Rio nell’Elba are the nearest centres of size, with everyday services and ferry access from Portoferraio on the island. The area is known for iron-ore mining, Mediterranean scrub, and walking routes over the eastern hills with sea views.