Appartamento su due piani in Via Giulio Braga, 79, Vaiano,
Appartamento su due piani in Via Giulio Braga, 79, Vaiano,. Habitable, autonomo heating.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €99,000 plus an estimated €14,000 for habitable-condition work, the effective cost is about €1,614/m², more than double the €730/m² local benchmark. The listing offers a reasonable 70 m², three-room layout with heating, but no clear location premium or other feature justifies the price.
More on the house and the area
This is a genuinely habitable two-level apartment with a fitted kitchen, two bathrooms, heating, and multiple bedrooms, so it is a real home rather than a renovation project. However, the photos show ordinary, utilitarian interiors with no standout historic character, exterior appeal, landscape, or view to create a strong dream-home effect.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€5,000 – €8,000
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.
- No visible outdoor space, terrace, garden, or notable view.
- Interiors are functional but plain and somewhat dated.
- The listing is at the top of the stated budget range, with no obvious bargain feature visible.
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.