Rustico in vendita a Seravezza, Minazzana
Appassionati di Storia e di Natura.. Vicino alle Alpi Apuane ma con l'affaccio sulla Versilia, a soli 30 minuti d'auto dalle nostre splendide spiagge, privato vende ex convento di suore situato proprio nel cuore del paese di Minazzana, nel comune di Seravezza. Il rustico da ristrutturare, apparte le fondamenta…
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 €40,000 for 90 sqm, the asking price is €444/sqm versus a low-stock baseline of €506/sqm, but the house is explicitly a rustico da ristrutturare, so I estimate about €900/sqm renovation; effective cost is roughly €1,344/sqm. Positives are the rebuilt roof/foundations, 20 photos, private garden, and a Versilia/Tuscany location about 8 km from the sea, which support it as a decent renovation project rather than an exceptional bargain.
More on the house and the area
This has real old-Tuscan charm: a simple historic façade, stone details, a small garden, and a village setting near the Apuan Alps and Versilia. But the current house is still a renovation project rather than a ready home, with unfinished interiors and rough spaces despite the redone roof and some structural work. At €40k it has dream potential, yet the wow is capped by livability today.
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, €900/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.
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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.
- Major renovation still required before it is comfortably habitable
- Interiors are partly raw/unfinished, with incomplete rooms and visible structural/open service areas
- Outdoor spaces and annex need clearing and restoration
- Parking appears very limited
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 81/100The cluster is in the Apuan Alps, with steep limestone mountains immediately inland. The area falls within the Parco Regionale delle Alpi Apuane. The nearest ski lifts are the small lifts at Careggine in Garfagnana, roughly an hour or more by road depending on the hamlet. Pietrasanta is the nearest town of size, with a walled historic centre, services and a railway station, and Viareggio is the nearest larger coastal town. Stazzema is known for the mountains above the Versilia plain and for Sant’Anna di Stazzema, site of the wartime massacre memorial.