Casa colonica in Cecina
Farm of 4.5 ha, 3 km from Cecina, with a house of about 120 sq m, 3 bedrooms, kitchen, living room and 2 bathrooms, plus an 80 sq m shed, tractors, equipment, 1,000 certified IGP olive trees and a hazelnut grove in production. Energy self-sufficient with photovoltaics and a well. Price on request.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSettled in the first year
€10,450 – €10,900
working smallholder
A hands-on owner-operator suits this house best. The property already has a usable home, photovoltaic system, well, olive trees, hazelnuts and agricultural equipment. It could also suit a rural holiday-let owner because the beach is about 18 minutes away and Bolgheri and the Etruscan Coast are within 35-36 minutes. The farm workload and the legal status of the business assets make it unsuitable for a passive buyer.
See what needs doing and what each job costs
Is it a good buy: Yes, you are buying below the market
The arithmetic is unusually attractive if the 10,000 EUR figure includes everything described. Cecina's beach is 18 minutes away, while Bolgheri is 36 minutes and the Costa degli Etruschi wine area 35 minutes, but resale may be slow and these are asking prices, not sale prices.
- What you end up payingabout 10,450-10,900 EUR, including price and garden clearance
- What letting might bring44 EUR a night x 90 booked nights = 3,960 EUR a year, before costs
- Years to earn that backabout 2.6-2.8 years if 90 nights are booked; no occupancy is promised
- Selling againLikely slow: only four Cecina listings in the local sample
Lived in and usable today, with two complete bathrooms, visible radiators and no obvious indoor defects. The main visible job is clearing and maintaining the garden around the house; the roof, structure and kitchen need an in-person check. The olive grove, hazelnut plot, photovoltaic system, well, machinery and 4.5 hectares are the real value, but the unusually low asking price and the reserved negotiation require careful legal and business due diligence.
- As it stands€10,000
- Settled in the first year€10,450 – €10,900
- Land clearance€450 – €900
Clear the overgrown garden around the house and remove cut vegetation before regular maintenance begins.
about 1-2 EUR per 100 m2 for mowing, applied to about 450 m2 of house garden cronoshare.it
- Roof covering, flashing and rainwater drainage were not inspectable from the photographs.
- The kitchen was only partly visible, so its condition and appliances are unknown.
- The structural condition, foundations and any concealed damp cannot be judged from photographs.
- The listing says photovoltaic and a well, but their ownership, output, maintenance and legal permits need checking.
- Confirm that the 4.5 hectares, capannone, tractors, equipment, olive trees, hazelnut orchard and house are all included in the 10,000 EUR price.
- Photos show a functional 1990s house rather than a character property
- No proven sea or countryside views from the photos
- Price appears unusually low for the assets described, so listing details should be verified
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. Photos checked 11 September.
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.