Rustico/casale in Via di Pertugiata 4
MIGLIANA RUSTICO A SOLO IMMERSO IN CASTAGNETO DI 4000 MQ (rif. TA55) MIGLIANA: pressi la località Chiusoli a 100 metri a piedi dal comodo accesso dalla strada asfaltata che conduce da Schignano a Migliana, l’immobiliare Taiti vi propone in vendita, immerso in un terreno privato a Castagneto per circa 4.000 mq. un…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €506/m² before works, the €43,000 price looks low, but partial renovation at roughly €700/m² brings the effective cost to about €1,206/m², well above comparable Tuscan stock at €487/m². The description says 70 m² while the listing states 85 m², and utilities are basic, with spring water, no mains gas and wood heating.
More on the house and the area
A characterful old stone farmhouse immersed in a private 4,000-square-meter chestnut woodland, with rustic shutters, tiled terraces, and a genuinely secluded Tuscan setting. It is a legal dwelling rather than a bare ruin, with electricity, a bathroom, fireplace, and boiler, but it needs real renovation and has limited utilities, so it is a charming project rather than a ready-to-move-in dream home.
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€17,000 – €30,000
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.
- Requires partial renovation and general maintenance, with a visibly weathered roof and outdoor structures.
- No mains water or natural gas; water comes from a spring and heating relies on a wood fireplace.
- The secluded wooded setting is attractive but access is on foot for roughly 100 meters from the paved road; interiors are not shown.
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 68/100The cluster is in the northern Prato Apennines, on the Tuscan-Emilian watershed, with wooded ridges and valleys around Montepiano and the Bisenzio catchment. The Bisenzio river runs through this part of the area. Much of the surrounding landscape falls within the Monteferrato and Calvana regional protected system on the lower side toward Prato, while the higher ground connects to the Apennine ridge toward Montepiano and the passes into Emilia. The nearest ski area is Doganaccia above Cutigliano, roughly 45-60 minutes by road depending on the exact hamlet. Prato is the nearest city of size, with full services, rail connections and a substantial historic centre. This stretch of the Apennines is known for chestnut woods, stone hamlets and road links over the ridge between Tuscany and Emilia.