Rustico in Fosdinovo
Nel cuore della provincia di Massa-Carrara, immerso nel silenzio e nel fascino dei paesaggi toscani, sorge questo rudere di 105 metri quadrati catastali, da recuperare. Situato nel comune di Fosdinovo, nella zona di Marciaso, questo immobile è l'occasione perfetta per chi desidera dare nuova vita a un pezzo di storia.…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
€8,000 asking price plus estimated €700/m² renovation (105 m² → €73,500) gives an effective cost of ≈€81,500 or ≈€776/m², well above the Tuscany baseline of €500/m²; the listing itself calls the property a "rudere" so a major rebuild is likely.
More on the house and the area
Terrific mountain views and a stone-walled garden give this little property real Tuscan charm, and at €8,000 it's a serious bargain. However the listing is a rudere that requires full restoration — great as a project but not move-in ready.
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€21,000 – €37,000
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.
- Marked as a 'rudere' — needs full renovation (likely structural work, floors, services).
- No bathrooms or kitchen shown; utilities and habitability not confirmed.
- Remote/village location with narrow access roads — logistics and permits may be required.
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.