Esclusiva! mommio castello. terratetto. giardino. vista.
ESCLUSIVA! MOMMIO CASTELLO. TERRATETTO. GIARDINO. VISTA. Nel suggestivo borgo di Mommio castello, immerso nel verde presentiamo terratetto con accesso indipendente così composto: ingresso al piano terra su zona giorno con camino e cucinotto. Al piano primo si sviluppa la zona notte con camera da letto matrimoniale e…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €95,000 for 90 sqm, the asking price is about €1,056/sqm; with a typical renovation estimate of ~€700/sqm, the effective cost is about €1,756/sqm versus a low-stock baseline of €650/sqm in Toscana townhouses. Sea view, panoramic setting and a tiled garden help a bit, but for a property explicitly described as "da ristrutturare" this still looks expensive rather than a bargain.
More on the house and the area
The wow here is the setting: a lovely old borgo position with mountain-to-coast views and a striking bell tower right beside the tiled terrace. It is a real house, not a shell, with beams, fireplace, stairs, bathroom and usable rooms, but it clearly needs refurbishment before feeling comfortable. Charming and dreamable, though more as a renovation project than immediate move-in bliss.
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€18,000 – €32,000
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.
- Needs renovation and updating throughout
- Outdoor terrace/garden area looks worn and not very private
- Kitchen is very basic and partly unusable in current state
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 71/100The cluster is on the Versilia plain between the Apuan Alps and the Tyrrhenian coast. Lake Massaciuccoli lies in the area, with the marshes and reed beds of the Parco naturale di Migliarino, San Rossore, Massaciuccoli around it. The nearest beaches of the Versilia coast are a short drive west. The Apuan Alps rise inland to the north and east, with mountain roads and trailheads reached in roughly 30–45 minutes, but they are outside the immediate 15 km landscape. Viareggio is the nearest town of size, with rail services, port facilities and the seafront; Lucca is the nearest historic city inland. Torre del Lago Puccini on the lake is known for Puccini and the open-air festival linked to his name.