Un gioiello di storia e pietra nel cuore di Sassetta (200 mq calpestabili)
Se stai cercando un investimento dal potenziale straordinario o la dimora dei tuoi sogni nella vera Toscana autentica, questa è l'occasione che non puoi lasciarti sfuggire. Proponiamo in vendita un’importante proprietà di 200 mq calpestabili, situata nell'affascinante e antico borgo di Sassetta. Immerso nei boschi…
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 €45,000 for 250 sqm (€180/sqm), the entry price is very low, but the description explicitly says the renovation is substantial and costly; using ~€800/sqm puts the effective cost around €980/sqm. That is above the local baseline of €650/sqm, but the panoramic setting, sea view, tourist appeal and 41 photos support a solid renovation-project score rather than a bargain.
More on the house and the area
This has real old-Tuscany borgo romance: handsome stone walls, a medieval lane setting, and hillside/sea-facing outlooks. But the condition is far from move-in: the interiors are essentially a bare shell with rough floors, debris and unfinished spaces, so it is a major project rather than a usable home today. The charm and price are strong, yet livability keeps the score capped in the low-mid range.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
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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.
- Full renovation required before it is livable
- Interiors are raw, dirty and likely without functioning kitchen/bath systems
- Outdoor space is overgrown rather than usable today
- Village setting is charming but access/parking may still be limited despite nearby car access
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 72/100The cluster is in the Colline Metallifere, with wooded hills and short valleys rising inland from the Etruscan Coast. The Cornia valley lies nearby, and the Tyrrhenian coast at Marina di Castagneto Carducci, Donoratico and San Vincenzo is within roughly 15 km in a straight line but reached by a longer road descent. Rimigliano Coastal Park is near San Vincenzo. The nearest larger centre is Cecina on the coast, with rail services, supermarkets and hospitals; Venturina Terme and Piombino are the other practical service centres for daily needs and ferries. Bolgheri and Castagneto Carducci are nearby hill and plain settlements known for wine and olive country, and this part of the Livorno province is known for chestnut woods inland and major wine estates toward the coast.