Casa indipendente 7 locali, 215 m² in Via Grotta 2, Montigno
Casa indipendente in asta a Montignoso (MS) – Via Grotta 2 (CAP 54038) L'immobile, un fabbricato di civile abitazione di tipo popolare, è situato nella frazione di Sant’Eustachio, nel comune di Montignoso (MS). Si trova in una posizione collinare panoramica, immerso nella vegetazione, a una quota altimetrica compresa…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction; sale via auction is a legal/transactional risk. Asking €17,880 plus estimated €700/m² renovation (~€150,500) gives an effective cost ≈€168,380 or ≈€783/m², well above the regional median €533/m², so the auction status and high rehab needs make this a trap.
More on the house and the area
Excellent panoramic hilltop setting with distant sea views and a large parcel of land — great potential for an olive-grove retreat. The buildings are roofed but run-down with water damage and dated systems, so this is a bargain project for someone willing to do substantial renovation rather than a move-in-ready 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€43,000 – €76,000
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.
- Significant renovation required: water-damaged ceilings, debris and aged finishes throughout.
- Obsolete/unknown utilities — electrical and plumbing likely need replacement; heating absent.
- Overgrown agricultural/woodland (8,356 m²) and steep paths/terraces will need clearing and stabilisation.
- Bathrooms may be missing or non-functional in parts; some areas are only at grezzo/unfinished state.
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.