Casa bifamiliare in Via Leonardo da Vinci
Marina di Pietrasanta nella frazione di TONFANO vendesi bifamiliare nel cuore di Marina di Pietrasanta, a 800 metri dal mare, L' immobile è nelle condizioni che necessita di una discreta ristrutturazione in modo da offrire un grande potenziale per poter creare la casa dei tuoi sogni. La villetta di circa 140 mq. è su due livelli ed è così composta:...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Estimated renovation €700/m² gives an effective price ≈ €5,233/m² (≈€785k total). That is about 8× the regional median €657/m², so the property is markedly overpriced despite being 2 km from the sea.
More on the house and the area
A handsome, well-kept seaside villa with excellent outdoor living (gardens, pergola and pool) and several nicely renovated interior rooms. The house is a real, usable home but needs a moderate cosmetic update and some bathroom/kitchen refreshes to reach top-tier dream-home quality.
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€30,000 – €53,000
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.
- Advertisement notes a 'discreta ristrutturazione' — moderate refurbishment recommended
- Interior finishes vary: some rooms are stylishly updated while others and the bathrooms are dated
- Only two bathrooms for a large house — consider layout/repurposing work
- Ground-floor windows have security grilles and some rooms get limited light — check sightlines and privacy
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 85/100The Apuan Alps (Alpi Apuane) and their marble quarries lie within the 15 km radius to the north and northeast, and parts of the range are included in the Parco Regionale delle Alpi Apuane. The coastal plain of Versilia and the Tyrrhenian beaches (Marina di Pietrasanta, Forte dei Marmi, Viareggio) are within the local area. The city of Carrara and its marble-extraction district are close by and part of the immediate economic landscape. Pietrasanta is the local centre for marble and bronze sculpture workshops, foundries and art galleries; the town and surrounding area have an active art-industry presence. The local economy combines seasonal beach tourism on the Versilia coast with quarrying and related crafts inland. There are no major lakes in the area and no ski lifts within the immediate 15 km zone.