Casa indipendente in Via 2 Giugno
LAZZERETTO – TERRATETTO STATO GREZZO AVANZATO Vendesi terratetto libero su 3 lati con giardino tergale e sviluppato su più livelli: PIANO TERRA: zona giorno/garage nell’ipotesi di ampliamento di volume sfruttando il giardino tergale; PIANO PRIMO: due camere (o zona giorno più camera), una delle quali con balcone.…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €55,000 price looks low, but this 120 m² house is sold in advanced rough condition: only the roof and structural floors are renovated, leaving substantial interior work. With renovation estimated at about €800/m², the effective cost is roughly €151,000 (€1,258/m²), well above the local €700/m² benchmark; virtual-staging images also require caution.
More on the house and the area
The property has genuine Tuscan character, with old brickwork, arched openings, shutters, a partial balcony and a rear garden opening toward the countryside. However, the actual house is a substantial renovation shell with raw walls and concrete floors, so its beauty is mainly potential rather than current livability.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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 an advanced raw shell, not a move-in home: the interiors lack finished floors, kitchen, bathrooms and services.
- The roof and structural slabs are reportedly renovated, but extensive renovation and systems installation remain.
- Several attractive interior images are explicitly virtual home staging, not the current condition.
- Garden access and drainage appear unfinished and utilitarian.
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 61/100The area sits in the lower Valdarno hills between the Arno plain and the first inland ridges, with mixed farmland, olive groves and vineyards around small Tuscan villages. The Arno runs nearby to the north. Cerreto Guidi has the Medici Villa of Cerreto Guidi, part of the UNESCO serial site of the Medici Villas and Gardens in Tuscany. Empoli is the nearest larger town and provides the main rail services, shops and hospitals for the area. This part of Tuscany is known for olive oil, wine and dispersed hill villages rather than for a single dominant natural feature within the immediate surroundings.