Rustico/casale
SELVATELLE-CARATTERISTICO FIENILE DA CONVERTIRE IN ABITAZIONE CON CIRCA 1 ETTARO DI TERRENO. Fienile con una superficie di circa 80 mq, perfetti per creare un ambiente accogliente e personalizzato secondo le proprie esigenze. Situata nel pittoresco comune di Terricciola, questo immobile gode di un'ottima posizione…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Windows
See what needs doing and what each job costs
At €78,000 for 80 m², converting the barn at roughly €1,100/m² puts the effective cost near €2,075/m²—over four times the local benchmark of €494/m². It is not currently a dwelling, and the listing does not confirm that residential conversion is legally approved.
More on the house and the area
The old Tuscan brickwork, tiled roof, cypress trees, and generous grassy land give this property genuine character and renovation potential. However, it is currently a conversion project rather than a usable home, with no interior evidence and visibly improvised outbuildings.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- This is explicitly a hayloft to convert into a home, not a move-in-ready residence.
- The photos show extensive makeshift structures, exposed brick, and no visible finished interior, kitchen, or bathroom.
- Verify planning permission for residential conversion, utilities, structural condition, and the precise boundaries of the approximately 1 hectare of land.
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 56/100Capannoli sits in the inland hills between the lower Valdera and the Pisan plain, with mixed farmland, olive groves and wooded patches. The Era valley is nearby, and the wider daily-reference town is Pontedera, which has major shops, services and rail connections. Within this radius the area is known mainly for agricultural countryside and small hill villages; Pisa, Livorno and the Tyrrhenian coast are outside the immediate landscape.