Baita/chalet, Zona Nuova, Piombino
AA00880-In zona panoramica facilmente raggiungibile terreno di mq. 4.600 con 20 piante di vite e 38 piante di ulivi e qualche pianta da frutto. Sul terreno è presente un annesso agricolo in muratura regolarmente condonato di mq. 32 con una comoda cantinetta di mq. 32 accessibile dall'esterno. Inoltre è presente un…
What it really costs
- Registered as agricultural or storage, not as a dwelling
- On the market for a long time
See what needs doing and what each job costs
The description explicitly says this is an 'annesso agricolo' with a tool shed, no bathroom, and gives no indication it can legally be used as a dwelling, so it fails the livability test. It has also been on the market 777 days; baseline data are weak, so the main issue is legal/use risk rather than price.
More on the house and the area
The sea view with the island on the horizon is genuinely attractive, and the olive grove gives it a pleasant Tuscan smallholding feel. But this is not presented as a real home: it is a condoned agricultural outbuilding with no bathroom, and the photos do not prove usable interior living space. Dreamy land, yes; dream home, not yet.
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€28,000 – €41,000
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.
- Agricultural annex rather than a normal house
- No bathroom is present
- Interior/livability is not shown in the photos
- Power lines and semi-urban surroundings reduce the rural magic
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 79/100The cluster is on the Piombino promontory between the Tyrrhenian Sea and the Gulf of Follonica. The coast here includes rocky stretches and small coves on the promontory, with the long beaches of the gulf nearby. The Sterpaia coastal park lies just east of Piombino, with coastal dunes and pine woods. Across the water are direct views of Elba and, in clear weather, other islands of the Tuscan Archipelago. Piombino itself is the nearest town of size, with a historic centre, a port for Elba, and the headland of Piazza Bovio over the sea. Populonia is nearby on the same promontory, with the archaeological area of Baratti and Populonia. The area is known for its Etruscan and industrial history, its ferry port, and its coastal landscape.