Viareggina ad uso magazzino adibita a piccola abitazione
COLTANO: Viareggina con destinazione d'uso a magazzino, attualmente adibita a piccola abitazione con bagno e cucina, contornata da ampio parco di circa un ettaro e distribuita interamente al piano terra. Perfetta per una coppia o per una persona che cerca un ambiente accogliente e intimo. L'immobile necessita di lavori…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing states the legal use is 'magazzino' (warehouse) so it cannot be legally marketed as a dwelling despite being offered at €60,000 (~€1,765/m²). The text also claims it’s used as a small home but provides only one photo, a contradiction that makes this a non-habitable / risky purchase.
More on the house and the area
Small one‑floor viareggina set in about 1 hectare of parkland and just 8 km from the sea. Currently used as a tiny habitation with bathroom and kitchen but listed as a magazzino; it needs renovation yet represents a rare affordable chance to create a cozy coastal retreat on substantial private land.
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€7,000 – €12,000
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.
- Classified as 'magazzino' (storage) — change of use to full residence may be required by local authorities
- Property needs renovation (cosmetic and possibly systems work)
- Very small (34 m²) — realistically suitable for a single person or couple, limited living space
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 Arno river runs through the city and reaches the Tyrrhenian coast just west of it. The Parco Regionale Migliarino San Rossore Massaciuccoli, a protected regional park of pine forest, wetlands and coastal dunes, lies between the city and the coast. The coastal strip within 15 km includes Marina di Pisa and the beaches of Tirrenia. Low hills (the Colline Pisane) begin within roughly 10–15 km to the southeast, with local vineyards and olive cultivation. The city contains the Piazza del Duomo (including the Leaning Tower and cathedral), a UNESCO World Heritage Site. Pisa hosts the University of Pisa and the Pisa International Airport “Galileo Galilei” and sits on the main rail corridor between Florence and Livorno.