Montignoso - Loc. Capanne -vendesi terratetto da ristruttura
Montignoso - Loc. Capanne -Vendesi terratetto da ristrutturare l'immobile oggetto di vendita situato nel cuore del paese si sviluppa su 3 livelli, con accesso indipendente al piano terra internamente si compone di 2 ambienti al piano terra tramite scala in legno si accede al piano primo dove troviamo altri due comodi…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- On the market for a long time
Must be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
€55,000 for 86 m² plus an estimated €700/m² full renovation (~€115,200 total) yields ≈€1,340/m² vs local median €659/m², so this is significantly above area baseline; listing has been on market 445 days (stale).
More on the house and the area
A compact three‑storey terratetto with original beams, terracotta tiles and a working fireplace — lots of character and a tiny garden with mature olive trunks. The house is solidly roofed and floored but needs a full renovation to be a comfortable home; excellent as an affordable restoration project close to the sea (≈4 km).
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€17,000 – €30,000
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.
Show more
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.
- Requires total renovation (systems, finishes, bathroom/kitchen)
- Wooden beams and roof need structural inspection/possible repair
- Narrow, compact layout with small rooms and limited light
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 inland from Massa, with marble mountains and steep valleys visible from the urban area. The Frigido river crosses the town and reaches the Tyrrhenian near Marina di Massa. Part of the local mountain hinterland falls within the Parco naturale regionale delle Alpi Apuane. The nearest ski area is Careggine in Garfagnana, roughly an hour to an hour and a half away depending on the route, so it is not part of the immediate landscape. Massa itself is a provincial capital with full services and an old centre below the Malaspina castle. The area is known for the Apuan marble basin and for the coastal strip of Marina di Massa.