Rustico/casale in Località Rofelle
House Immobiliare Sansepolcro propone in vendita esclusiva: In località Rofelle, nel comune di Badia Tedalda, immersa nel verde e nella tranquillità della campagna toscana, proponiamo in vendita esclusiva una caratteristica casa indipendente in pietra, libera su quattro lati, di circa 200 mq, situata in posizione…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €85,000 (€425/m²), the house is priced below the local €487/m² benchmark, with a renovated roof, triple-glazed windows, energy class C and substantial usable space. However, allowing roughly €250/m² for unspecified remaining works brings the effective cost to about €675/m²; the remote rural setting and absent stated condition keep this from being an exceptional bargain.
More on the house and the area
This is a highly photogenic Tuscan stone farmhouse with a wonderful mountain-and-valley panorama, mature greenery, multiple fireplaces, timber ceilings, and substantial outdoor space. Unlike a typical rustic project, it appears solid, roofed, furnished, heated, and immediately livable, with the main drawback being its old-fashioned rather than polished interior style.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€17,000 – €28,000
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.
- Remote rural setting may mean dependence on a car and potentially limited nearby services.
- Interiors are fully usable but dated in style, especially the kitchen and some bedrooms.
- The listing photos do not clearly show both bathrooms or confirm the condition of all ancillary spaces.
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 72/100The cluster sits in the northern Apennines, close to the Alpe della Luna massif on the Tuscany–Romagna–Marche border. The upper Marecchia and Tiber headwater country is within this area, with wooded ridges, pastures and narrow valleys typical of the Tuscan-Romagnolo Apennines. Part of the local territory falls in the Sasso di Simone e Simoncello Regional Park, the protected plateau and cliff area just east of Badia Tedalda. The nearest substantial town is Sansepolcro, which provides the main services and a historic center. This border area is known for forests, upland grazing and hiking routes along the Apennine watershed.