Rustico/casale in Via Caffaggio 10
Sulle colline di ameglia, con un panorama mozzafiato sulle alpi apuane e tutto il litorale fino a livorno, rustico, attualmente diroccato, che consente la costruzione di un'unita' abitativa di circa 120 mq disposta su n° 2 livelli. Esternamente, ampio terreno di mq 2'954 circa. - cr immobiliare - sito web: facebook: idealista: immobiliare. It: - per tutelare la...
What it really costs
See what needs doing and what each job costs
The €50,000 price is only €417/m², but the property is described as currently derelict and would require roughly €132,000 in restoration, making the effective cost about €1,517/m² versus a €500/m² Liguria farmhouse baseline. The 2 km distance from the sea and 2,954 m² of land add value, but do not offset the severe rebuilding cost and execution risk.
More on the house and the area
The panoramic setting is exceptional, with sweeping views over the coast toward Livorno and the Apuan Alps, plus nearly 3,000 sqm of wooded and olive-covered land. However, this is a derelict farmhouse site rather than a livable home, so the strong landscape appeal is offset by a major reconstruction project.
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€48,000 – €70,000
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.
- The listing explicitly describes the farmhouse as currently ruined/derelict.
- The photos show land, olive trees and access tracks but no usable interior or finished home.
- Rebuilding a 120 sqm two-level dwelling may involve substantial structural, permitting and utility costs.
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 sits at the mouth of the Magra river, with the Apuan Alps visible at close range to the east. The Ligurian coast is immediately nearby around Bocca di Magra and Fiumaretta, and the Monte Marcello-Magra-Vara Regional Park covers the headland, river mouth and inland valleys around Ameglia. The beaches and coves of the Montemarcello headland are within the local area, and Lerici is the nearest substantial coastal town with services, a harbour and a historic centre. Sarzana is the nearest larger town inland, with a rail station, full everyday services and a walled old centre. This stretch is known for the Magra estuary, boatyards and access to the eastern side of the Golfo dei Poeti.