Rustico in Rosignano Marittimo
Pressi Rosignano, 6 km dal mare, in posizione panoramica ed in totale quiete, vendesi annesso agricolo di 15 mq, per ricovero attrezzi. Terreno circa 8000 mq, seminativo, bosco e ulivi (19 piante). Classe Energetica: G
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- 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 listing explicitly says 'annesso agricolo' and 'per ricovero attrezzi', so it is not a legal dwelling and triggers a veto regardless of price. It has also been on the market for 815 days, and the stated €55,000 for just 15 sqm plus land is not relevant for a buyer seeking a livable home.
More on the house and the area
The hillside setting is genuinely attractive, with rolling Tuscan views, quiet countryside and useful land with olive trees. But the building itself is just a tiny agricultural shed/outbuilding, not a real live-in house as shown, with no visible residential interiors or amenities. Dreamy land, yes; dream home, no.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€3,000 – €5,000
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.
- Agricultural outbuilding only, not shown as a habitable home
- Very small at 15 sqm with no bathroom or kitchen
- Needs full renovation/conversion and permissions may be restrictive
- Corrugated lean-to looks worn and utilitarian
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 72/100The area sits on the Tyrrhenian coast with the Ligurian Sea shore at Rosignano Solvay, Castiglioncello and Vada inside the local radius. The coastal landscape includes low cliffs around Castiglioncello and broader sandy stretches toward Vada. The Macchia della Magona and the wooded hills of the Livorno-Colline Metallifere belt are inland, with the more continuous hill country beginning quickly behind the coast. The nearest town of size is Livorno, with a major port, rail links and city services. Rosignano Marittimo itself is a historic hill town above the coast. Castiglioncello is a long-established seaside resort. The area is known for its Etruscan coast setting, beach tourism and the white beaches created beside the industrial shore at Rosignano Solvay.