Rustico in Rosignano Marittimo
Pressi Rosignano, 5 km dal mare, agevolmente accessibile, in posizione appartata, circondato da 4.000 mq di terreno con ulivi e alberi da frutto, vendesi annesso agricolo di 25 mq. Classe Energetica: G
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- 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' of 25 sqm, which is typically not a legal dwelling, so it is vetoed despite the attractive setting near the sea. At €72,000 (€2,880/sqm) plus only light habitable-cost assumptions, it is also far above the low Toscana baseline of €519/sqm, and it has been on the market for 1115 days.
More on the house and the area
The appeal is the private Tuscan plot: olive trees, fruit trees, outdoor dining pergolas and a tucked-away rural setting not far from the sea. The little building looks solid, finished and usable, but it is extremely small and very basic inside, with no proven bathroom and limited full-time livability. This feels more like a simple countryside retreat than a true dream home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€2,000 – €3,000
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.
- Very small: only 25 sqm and effectively a single-room setup
- Listed as an agricultural outbuilding, which may limit full residential use
- Interior is basic and plain rather than characterful
- No bathroom is shown in the photos or facts
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 73/100The Tyrrhenian coast is within the 15 km radius, including the shoreline around Castiglioncello and the long beaches and pinewoods of Vada. The coastal hills around Rosignano Marittimo rise just inland from the sea, with mixed Mediterranean scrub, pine woods and cultivated slopes. Livorno is the nearest city of size, with a port, rail links and full services. Castiglioncello is known as a historic seaside resort on the rocky Etruscan Coast. The area is known for the Etruscan Coast, beach tourism, pinewoods and wine-and-olive countryside on the low hills behind the shore.