Rustico in Rosignano Marittimo
Pressi Rosignano, 8 km dal mare, vendesi annesso agricolo di recente costruzione, di 35 mq con tettoia di 25 mq. Piano terra: 2 vani, bagno. Terreno: 5.000 mq, ampio giardino, ulivi e seminativo; pozzo. Possibilità di ampliamento terreno fino a 1 ha. 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', which is typically not a legal dwelling, so this is vetoed regardless of other features. It is also very stale at 2832 days on market, and at €90,000 for 35 sqm (€2,571/sqm before any work) it is far above the low Toscana farmhouse baseline of €519/sqm.
More on the house and the area
This is a usable little country cabin with a pleasant wooded garden, olive trees and a nice glazed porch, so it feels more like a real retreat than a ruin. The structure appears solid and habitable, with kitchen and bathroom in place, but the interiors are very plain and cramped. The wow comes mainly from the private land near the Tuscan coast, not from architecture or views.
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 – €4,000
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 at 35 sqm, so more cabin than full-time house
- Interior looks basic and cluttered rather than charming
- Agricultural outbuilding status may limit residential use/check legality
- No real view despite pleasant green setting
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 66/100The cluster is in the coastal hills above the Tyrrhenian around Rosignano Marittimo, with the sea at Castiglioncello and the long beaches of Vada within the local area. The lower course of the Cecina valley is nearby, with pinewoods and coastal plain around the river mouth. The Livorno hills and Mediterranean scrub shape the immediate landscape. The nearest town of size is Livorno, with a port, services and rail connections. Castiglioncello is a known seaside resort in this stretch of coast. The area is known for mixed coastal tourism, pinewoods, beaches and hilltop historic centres on the Etruscan Coast.