Rustico in Sarzana
Nel Comune di Sarzana, in una posizione collinare e riservata nella zona di Piazza di Falcinello, proponiamo in vendita un fabbricato indipendente vista mare e con totale potenziale di personalizzazione, ideale per chi desidera progettare una dimora su misura o per un'operazione di sviluppo immobiliare. L'immobile…
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
The F/2 collabente unit has no systems and requires total renovation or demolition/reconstruction; at an estimated €1,100/m², effective cost is about €1,912/m² (€153,000 total), versus a €500/m² Liguria farmhouse baseline. Sea views and 1,000 m² of land add value, but the current structure is not habitable and the redevelopment outcome is uncertain.
More on the house and the area
The hillside setting is genuinely attractive, with a wide mountain-and-valley panorama and potential sea views, plus roughly 1,000 sqm of surrounding land. However, this is effectively a non-habitable development project: it has no utilities, needs total renovation or reconstruction, and the gallery does not prove a currently livable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- Complete renovation or demolition and rebuilding is required; the property is registered as a collabente unit.
- No systems are present, and the photos do not show a usable interior, kitchen, or bathroom.
- Roof and exterior elements appear substantially weathered, despite prior structural and slope-stabilization work.
- Development and expansion potential depend on planning permissions and applicable regional rules.
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 area sits in the lower Magra valley, between the Ligurian Apennine foothills and the Apuan Alps to the east. The Magra River and the plain around its mouth are part of daily landscape here. The Montemarcello-Magra-Vara Regional Park begins nearby and includes the Magra estuary and the promontory above the Gulf of La Spezia. The nearest beaches are around Marinella di Sarzana and the gulf side toward Lerici. The nearest town of size is La Spezia, with a railway hub, port and city services; Carrara and Massa are also close on the Tuscan side. Sarzana itself has a substantial historic centre and the town is known for its two fortresses, the Fortezza Firmafede and Fortezza di Sarzanello.