Rustico in Cecina
Collemezzano, 4 km dal mare, in totale privacy, circondato da 2.570 mq di terreno con ulivi (60 piante), agevolmente accessibile, vendesi annesso agricolo di 30 mq. Allacci Enel, metano e acqua. Classe Energetica: G
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing explicitly says 'annesso agricolo di 30 mq', which is a strong veto because it is not a normal legal dwelling. Even ignoring that, the ask is €79,000 for 30 sqm (€2,633/sqm), far above the low-stock baseline of €519/sqm.
More on the house and the area
The olive grove and private Tuscan setting are genuinely appealing, with a peaceful little plot near the sea. But the building itself looks like a simple wooden agricultural annex with a very basic, almost empty interior, so this feels more like a project or retreat hut than a beautiful ready-to-live home. The land carries most of the charm; the house does not.
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.
- tiny 30 sqm annex, effectively one-room living
- interior appears unfinished/basic rather than a ready home
- agricultural annex status may limit residential use
- no real view; setting is pleasant but not dramatic
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 58/100The cluster is on the coastal plain around Cecina, with the Tyrrhenian coast and the pinewoods and dunes of the Tomboli di Cecina Biogenetic Nature Reserve within a few kilometres. The Cecina river reaches the sea here. To the south and east are the low Metalliferous Hills rather than high mountains. Cecina is a service town with rail links, shops and the usual coastal-town amenities. Bolgheri and its wine country lie just to the north, but outside the immediate landscape. The area is known for beach tourism and pine forest on the Etruscan Coast.