Rustico in Carrara
In vendita a Carrara, nella zona di Fossone, proponiamo un rudere indipendente di 140 mq con 6 locali e 500 mq di terreno. L'immobile, situato al piano terra si sviluppa su 3 piani sui 60 mq a piano ed esposto verso il mare con una spettacolare vista da Punta Bianca a Livorno. Necessita di ricostruzione completa e…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- On the market for a long time
Must be done first
- Structure
- Roof
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Sea-view rudere offered at €80k needs complete reconstruction and road works; I estimate €1,100/m² renovation → total ≈ €234k (≈€1,670/m²) vs regional benchmark €500/m². Long on market (337 days) and the listing text is internally contradictory, so despite photos and an attached project this is overpriced.
More on the house and the area
Beautiful, panoramic sea view from the hillside plot with old stone walls and mature olive trees — very photogenic and characterful. However the building is a heavily overgrown ruin requiring full reconstruction and road/utility works, so this is a project rather than a move-in 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€55,000 – €82,000
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.
- Property is a true rudere/needs complete reconstruction (no finished floors/roof/interiors).
- Access/road requires rebuilding — current approach may be unusable.
- Likely no utilities connected; full reconnection/permits needed.
- Overgrown, steep site will add cost and complexity to restoration.
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 55/100The Apuan Alps rise immediately above Carrara, with steep marble mountains and quarry faces visible around the built-up area. The Ligurian Sea coast is a few kilometres away, with the Riviera Apuana shoreline running south toward Marina di Massa. The Parco naturale regionale delle Alpi Apuane begins inland from the coastal plain and covers much of the mountain area above the city. The nearest ski area is Careggine in Garfagnana, roughly 1 hour 15 minutes to 1 hour 30 minutes by road depending on the route, so it is not part of the immediate landscape. Massa is the nearest town of size, effectively continuous with Carrara along the coastal plain, with services, rail links and a substantial urban strip. Carrara is known nationally for its marble basins and quarries, which are the defining feature of the surrounding landscape.