Terratetto unifamiliare in Rosignano Marittimo
GABBRO - NOSTRA ESCLUSIVA! OCCASIONE TERRATETTO BIFAMILIARE, CON CANTINE. COMPLETAMENTE DA RISGRUTTURARE!! www.abitaremediazionimmobiliari.it Nel cuore del Gabbro, a pochi passi dalla piazza e in contesto tranquillo, proponiamo terratetto bifamiliare di 138 mq, completamente da ristrutturare, con ottima…
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 €40,000 for 138 sqm (€290/sqm), this looks cheap, but the listing says completely to restore, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,390/sqm, well above the local baseline of €650/sqm. The score is supported by Tuscany location, 26 photos, and a usable 138 sqm layout with small garden/cellars, but it is not a bargain once full renovation is included.
More on the house and the area
There is some authentic Tuscan character here, with exposed beams, terracotta floors and a modest village-rooftop/hills view. But the photos also show a house that needs substantial renovation, with damp, staining and clear roof or waterproofing issues upstairs. At €40k for 138 sqm it has bargain appeal, yet today it feels more like a serious project than a ready home.
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€55,000 – €81,000
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.
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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.
- Completely in need of renovation; not move-in ready.
- Visible damp and major water infiltration, especially on upper ceilings/walls.
- Kitchen and bathroom appear very basic/obsolete and likely need full replacement.
- Small shared-access garden/right of way reduces privacy.
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 63/100The cluster is in the coastal hills above the Tyrrhenian, with the livornese section of the Maremma landscape of wooded slopes, fields and olive groves. The coast around Castiglioncello and Vada is within the local area, with rocky shore at Castiglioncello and sandy beaches and pinewoods toward Vada and Cecina. The nearest larger town is Rosignano Solvay on the coast, with everyday services and rail connections, and Cecina is the other main service centre nearby. Livorno is the nearest city of size for a port, hospital and fuller urban services. Bolgheri and its cypress-lined road are farther south in the wider area but outside the immediate landscape. The area is known for seaside tourism, pinewoods and coastal farmland.