Soffitta in vendita in via accademia labronica
Soffitta da ristrutturare in via Accademia Labronica Livorno Tempocasa Livorno propone in vendita Soffitta da ristrutturare posto al 4 piano in via Accademia Labronica , Livorno INTERNO: Immobile composto da ingresso, una camere 1 ripostiglio e bagno. l'immobile e allo stato grezzo tutto da ristrutturare a vostro…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
See what needs doing and what each job costs
This 62 sqm attic/soffitta is described as 'allo stato grezzo, tutto da ristrutturare', so I estimate a heavy restoration cost of about €1,100/sqm; effective cost is roughly €137,200 total, or about €2,213/sqm, far above the weak Toscana country-house baseline of €1,071/sqm. The baseline is unreliable here, and the listing is already 245 days old, which suggests the asking price is not attractive despite the central Livorno location near the sea.
More on the house and the area
This is essentially a raw attic conversion project inside a plain 1970s apartment block, not a beautiful ready-to-live Italian home. The structure appears roofed and sound, but interiors are unfinished and awkward under the sloping roof, so livability is currently very limited. The €69k price in coastal Tuscany may catch bargain hunters, but the dream-home factor is low.
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€24,000 – €36,000
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.
- Raw attic space in unfinished condition
- Low ceilings/sloping roof limit usability
- No attractive views or character shown
- Likely full renovation needed to become a real home
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 55/100On the Tyrrhenian coast, the cluster sits in the built-up area of Livorno, a port city with canals in the Venezia Nuova quarter, the Terrazza Mascagni seafront, the Medici fortifications and the port. The coast here is urban shoreline and harbour rather than a protected scenic stretch. To the south, within about 15 km, the Costa degli Etruschi begins around Quercianella with rocky coves on the Mar Ligure/Tyrrhenian. The nearest larger centre is Pisa, with the airport and the Piazza dei Miracoli, but it lies beyond the immediate 15 km landscape and does not affect the rating. Livorno is known for its port, seafood cuisine and the Accademia Navale.