Rustico con 750 metri di verde a Massa - Mirteto
IN ESCLUSIVA Massa - Località Mirteto in zona pre-collinare si offre per la vendita rustico disposto su due livelli completamente da ristrutturare con ampio giardino esclusivo di circa 750 metri quadrati e con doppio accesso (mare/monti); Richiesta 55.000€ L'indirizzo è puramente indicativo del luogo in cui è…
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
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The house is sold for €55,000 but needs full renovation (estimated €700/m² → €38,500), giving an effective price of about €1,700/m² vs regional median €660/m², so it is overpriced for the required works. The property has been listed 672 days (stale listing) and the ad omits building year and energy class.
More on the house and the area
Lovely small stone building with an attractive arched doorway and lots of character, set in a generous ~750 m² private garden on a pre-hill plot near Massa (about 5 km from the sea). The site and setting are very appealing for a coastal-Tuscany project, but the building is in need of complete renovation and likely has no usable interior services, so this is a bargain-for-a-project rather than a move-in home.
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€11,000 – €20,000
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.
- Property is a rustico that needs full renovation (no usable interior shown, no bathrooms/kitchen).
- Ivy and vegetation heavily cover the stone walls — expect exterior clearance and structural/roof inspection.
- Utilities and services are not documented; confirm connections and access before purchase.
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.