Casa indipendente in Cappuccini
Piccola abitazione singola di mq. 40 circa composta da monolocale al piano terra oltre a mq. 53 di seminterrato con cantina e wc. Terreno circostante di circa mq. 2.600 in bellissima posizione panoramica e a due passi dal centro storico. Possibile ampliamento. Condizioni da rivedere.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Heating
- Kitchen
- Windows
See what needs doing and what each job costs
At €1,022/m² before renovation, this is already well above the local €646/m² benchmark; with the stated work needed, the effective cost is roughly €1,722/m². The advertised 93 m² includes only about 40 m² of living space plus 53 m² of cellar, although the panoramic position near the historic center and surrounding land add some value.
More on the house and the area
The strongest appeal is the panoramic Tuscan countryside setting, with olive trees, 2,600 sqm of land, and a handsome stone retaining base close to Lucignano’s historic center. However, the house itself looks more like a rough rural dwelling than a ready-to-live-in home, and the lack of interior photos makes its real condition uncertain.
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€18,000 – €33,000
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.
- The building visibly needs substantial updating, with unfinished-looking block walls and weathered openings.
- No interior photos are provided, so actual habitability, kitchen provision, utilities, and finishes are unverified.
- The advertised 93 sqm includes a large semibasement/cellar area; confirm how much is legally habitable.
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 58/100The area sits on the low hills between the Val di Chiana and the Valdichiana Senese, with a farmed landscape of arable fields, olive groves and scattered woods. The nearest river landscape is the Canale Maestro della Chiana and the reclaimed plain of the Val di Chiana nearby. Siena and Arezzo are the nearest provincial cities used for services and rail connections, and Sinalunga, Foiano della Chiana and Monte San Savino are the nearest larger local centres. Lucignano itself is known for its concentric medieval street plan, and the wider area is known for mixed agriculture and olive oil.