Via Italo Possenti, San Giuliano Terme
Via Italo Possenti, San Giuliano Terme. Habitable, autonomo heating, garage, cantina.
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 €87,000 (€725/m²), the estimated all-in cost is about €111,000, or €925/m² after allowing for habitable-home work. That is substantially above the local comparable level of about €533/m²; the garage, cellar and heating add value, but the property is not near the sea and offers no clear discount.
More on the house and the area
This is a bright, substantially renovated 120 sqm home with an excellent modern kitchen, finished bathroom, generous flooring, and attractive natural light. The colorful historic streets of San Giuliano Terme add Italian character, while the price is strikingly low for a habitable Tuscan property with garage, cellar, and heating. It feels genuinely livable rather than like a renovation project, though the missing exterior photos limit the visual wow factor.
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€8,000 – €13,000
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.
- One bathroom appears unfinished and may still need final fittings.
- The gallery shows no exterior view of the actual property, garden, or terrace.
- Confirm the legal status, heating performance, and whether the advertised villa layout matches the 120 sqm.
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 67/100The cluster lies on the Monte Pisano hills between Pisa and Lucca. The Serchio plain is immediately nearby, and the Arno plain around Pisa is close to the south. Migliarino San Rossore Massaciuccoli Regional Park begins nearby on the coastal side, with pinewoods, marshland and the Massaciuccoli lake area within about 15 km. Pisa is the nearest city of size, with the Piazza del Duomo and the Leaning Tower. Lucca is also close, with its complete Renaissance walls and historic centre. The area is known for thermal springs at San Giuliano Terme and for olive groves on the Monte Pisano slopes.