Appartamento in Castelfranco di Sotto
In Comune di Castelfranco di Sotto, frazione Orentano, via della Repubblica numero civico 134 frazione Orentano, piena proprietà dell'intero di appartamento per civile abitazione disposto su due piani, adiacente ad altro fabbricato. Sono compresi al piano seminterrato tre locali cantina con scala interna per l'accesso…
What it really costs
See what needs doing and what each job costs
At €381/m², the asking price is 47% below the local €720/m² benchmark, but the listing gives almost no useful detail and reports 1 room, 0 bedrooms and 0 bathrooms for 258 m². The effective cost could reach about €1,081/m² after a substantial renovation, so the apparent discount needs careful verification.
More on the house and the area
The property is generously sized, with multiple rooms, a garage, cellars, and a courtyard, which suggests useful living potential. However, there is no verified visual evidence of its real appearance or condition, and the attractive interiors shown are only illustrative renovation renders.
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€51,000 – €90,000
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.
- All gallery images are explicitly non-real renders, so the apparent interiors, fireplace, finishes, and views cannot be credited.
- Actual condition, utilities, kitchen, bathrooms, and renovation needs are not established.
- Judicial auction with access via recorded rights-of-way; official documents and inspection are essential.
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 53/100The area is the lower Arno plain between the Monte Pisano hills to the west and the Cerbaie hills to the east, with the Arno and its reclaimed flat farmland shaping the landscape. The Padule di Fucecchio wetland lies within reach to the east, a protected marsh area of canals, reeds and bird habitat. San Miniato is the nearest town of note, with a substantial historic centre on a hill above the plain. The area is known for leather tanning and for agriculture on the Arno plain.