Rustico/casale
Prima collina di Pietrasanta rustico in vendita su due livelli con vista mare.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingSee what needs doing and what each job costs
At €50,000 (€909/m²), this 55 m² rustico would need roughly €60,500 in restoration, bringing the effective cost to about €2,009/m² versus €504/m² for comparable local stock. The listing does not say whether it is habitable or provide bathroom, energy, or renovation details; the sea view is a modest positive.
More on the house and the area
The weathered stone-and-brick farmhouse facade, old windows, wrought-iron gate, and mature citrus tree create genuine Tuscan character. However, this appears to be a small renovation project rather than a ready-to-live-in home: there are no interior views, no recorded bathroom, and the advertised sea view is unproven.
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€22,000 – €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.
- No interior photos are provided, so livability and structural condition cannot be verified.
- The listing records no bathroom and describes the property as a rustico, suggesting substantial renovation may be needed.
- The advertised sea view is not visible in the supplied photos.
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.