Via Frangola, Massa
Tribunale: Massa RGE: 23/2025 PVP: 4634764 100% USUFRUTTO di appartamento terra/tetto: al p.T. ingresso, cucina (attualmente dismessa), piccolo wc, soggiorno posto ad un livello leggermente più basso, loggia verso monte e loggiato chiuso verso mare; p. primo 3 camere, disimpegno, bagno e 2 balconi; p. seminterrato…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a judicial auction offering 100% usufruct (occupied), not a clean full-ownership sale, so legal/ownership constraints make it unsuitable for most buyers. Price €46,020 (€317/m2) is well below the local median €658/m2, but adding a habitable renovation (~€200/m2 → +€29k, effective ≈€75k or ~€517/m2) does not remove the auction/usufruct veto.
More on the house and the area
Bright, recently‑refreshed interiors and a neat modern bathroom make this a livable, move‑in apartment with a distant sea view and garage — excellent value for the size. However the building exterior is uninspiring and the sale is bound up with occupancy and PEEP legal obligations, so careful legal/onsite checks are essential.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€10,000 – €16,000
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.
- Listing notes images are indicative — photos may not be of the actual unit
- Property is occupied (usufructo) and subject to PEEP convention/subentro — legal/eviction and affrancazione issues possible
- Exterior is a plain mid/high-rise block (no private garden) despite a sea view
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.