Casa rurale circondata da giardino
Situato a Rosignano Marittimo, l'immobile in vendita si trova in Stradone del Pipistrello, una zona tranquilla e ben collegata. La posizione offre un contesto ideale per chi cerca un ambiente riservato, pur rimanendo vicino ai servizi essenziali. La proprietà è libera su quattro lati, garantendo così una maggiore…
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
At €67,000 for 105 sqm, the asking price is €638/sqm, but the text says "ristrutturazione strutturale", no heating, and volumes to regularize, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,738/sqm, far above the €519/sqm baseline. It is residential (A/2) and near the sea (~5 km), but the heavy works and non-mortgageable/regularization issues make this a weak deal.
More on the house and the area
The setting is quiet and green, with a usable private garden and a little Tuscan countryside feel. But the house itself looks very tired externally and the listing explicitly says it needs structural renovation, so this reads as a serious project rather than an attractive ready-to-live dream home. At the price and near the sea it has some appeal, but the wow is limited by condition.
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€42,000 – €62,000
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.
- Needs structural renovation
- Likely not mortgageable
- No heating or air conditioning
- Some volumes need regularization
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 66/100The cluster is in the coastal hills above the Tyrrhenian around Rosignano Marittimo, with the sea at Castiglioncello and the long beaches of Vada within the local area. The lower course of the Cecina valley is nearby, with pinewoods and coastal plain around the river mouth. The Livorno hills and Mediterranean scrub shape the immediate landscape. The nearest town of size is Livorno, with a port, services and rail connections. Castiglioncello is a known seaside resort in this stretch of coast. The area is known for mixed coastal tourism, pinewoods, beaches and hilltop historic centres on the Etruscan Coast.