VILLA 12 vani, con terreno fino a 4 ettari circostanti
Cecina, campagna immediata periferia, VILLA bifamiliare su due piani, composta da 12 vani per circa 350 mq, con annesso terreno fino a 7 ettari a scelta dell'acquirente. Prezzo da concordare in base al terreno. Classe energetica G. Prezzo base richiesto trattativa riservata in agenzia VENDITA SOSPESA
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
The facts show €1,000 total for 298 sqm (€3/sqm), but the description says 'prezzo da concordare', includes up to 7 hectares of land, and 'vendita sospesa', so the stated price is not credible. Even before adding a habitable-home renovation allowance (~€200/sqm), the listing data contradict the ad; with 1410 days on market it is stale and should not be treated as a real bargain.
More on the house and the area
This is a large, genuinely habitable Tuscan villa in the pines, with a handsome symmetrical façade, big rooms and a broad terrace overlooking open countryside. The setting near the coast is very appealing and it feels like a real home rather than a project. It lacks standout historic interior charm and would benefit from cosmetic updating, but the livability is clearly there.
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€20,000 – €33,000
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.
- Interior style is plain and dated rather than romantic or historic.
- Some exterior plaster and terrace/parapet areas show wear and need refreshing.
- The €1,000 price is clearly not the real purchase price; sale terms are private and land is priced separately.
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 58/100The cluster is on the coastal plain around Cecina, with the Tyrrhenian coast and the pinewoods and dunes of the Tomboli di Cecina Biogenetic Nature Reserve within a few kilometres. The Cecina river reaches the sea here. To the south and east are the low Metalliferous Hills rather than high mountains. Cecina is a service town with rail links, shops and the usual coastal-town amenities. Bolgheri and its wine country lie just to the north, but outside the immediate landscape. The area is known for beach tourism and pine forest on the Etruscan Coast.