Villa unifamiliare in San Giuliano Terme
(Riferimento Agenzia 982) Scopri questo splendido annesso agricolo situato nella tranquilla zona di Pontasserchio a San Giuliano Terme in provincia di Pisa. Con una superficie di 8640 mq, questo terreno offre un'opportunità straordinaria per chi ama la campagna e la vita all'aria aperta. L'annesso, di 47 mq e da…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
- Land, with no house on it
See what needs doing and what each job costs
The 47 m² structure is explicitly described as an annesso agricolo intended for agricultural activities, while the facts label it a villa; this is not a legally established dwelling. The €55,000 price also covers 8,640 m² of land, making the apparent €1,170/m² figure misleading for a home buyer.
More on the house and the area
The main appeal is the very large 8,640 sqm countryside plot near Pisa, offering genuine space and an outdoor lifestyle. However, the 47 sqm building is an agricultural annex needing renovation, with no interior photos or proof that it is currently habitable as a home. This is more of a land-and-conversion project than a beautiful, ready-to-live-in Italian house.
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€9,000 – €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.
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.
- The 47 sqm agricultural annex needs renovation and is not presented as a move-in-ready home.
- Only a floor plan is shown for the building; there is no evidence of a finished kitchen, bathroom, or residential utilities.
- Agricultural-use restrictions and residential conversion permissions should be checked carefully.
- The attractive field image does not prove a private landscaped garden or a distinctive 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.
The area around
Location score 74/100The cluster lies between the Apuan Alps and the lower Serchio plain. The Serchio river reaches the sea in this area. Much of the nearby coastal side falls within the Migliarino, San Rossore, Massaciuccoli Regional Park, with pinewoods, dunes, marshland and the Lake Massaciuccoli basin within the local landscape. The nearest coast is the sandy shore around Marina di Vecchiano. Pisa is the nearest city of size, with a full range of services and the Piazza del Duomo UNESCO site. The area is known for the park landscapes between the river plain and the coast, and for access to the Pisan plain and Versilia edge.