Rustico/casale in Garliano
Castel San Niccolo Loc Garliano: in aperta campagna ma a pochi km dal paese di Strada, terratetto a schiera confinante su un lato e dietro con altri immobili, con giardino di 200mq composto da 3 corpi di fabbrica. L'abitazione principale è composta cucina abitabile al piano terreno con camino e due camere da letto…
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 €39,000 (€459/m²), the low purchase price is offset by substantial work: the listing does not state the condition, and the main house has no bathroom, making a €700/m² renovation allowance reasonable. Estimated all-in cost is about €98,500 (€1,159/m²), well above the €487/m² local comparison level; the rural location also offers no clear coastal or tourist premium.
More on the house and the area
A highly atmospheric Tuscan stone farmhouse with traditional shutters, tiled roofs, a large garden, and beautiful wooded mountain views. The interiors are furnished and functioning, with a kitchen, bedrooms, floors, and utilities, so this is a real house rather than a bare restoration shell. Its biggest drawback is that the main dwelling has no bathroom, with the bathroom located in a separate garden building.
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.
- The main house has no bathroom; the only bathroom appears to be in a separate outbuilding.
- Steep outdoor steps, overgrown garden areas, and rural access may limit convenience.
- Roofs, stonework, drainage, and general maintenance need careful inspection; interiors are usable but dated and cluttered.
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 73/100The cluster is in the Casentino valley, with the Pratomagno ridge to the west and the Casentino side of the Apennines to the east. The Arno runs through the valley floor nearby. Much of the surrounding high ground falls within the Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna, one of the main protected forest areas of the northern Apennines. The nearest ski area is usually Monte Falco on the Campigna side, roughly 1 to 1.5 hours by road depending on the hamlet. Bibbiena is the nearest larger town in the valley and has the area’s main services, while Poppi nearby is known for its medieval center and castle. The Casentino is known for its forests, Romanesque parish churches and the pilgrimage sites of La Verna and Camaldoli.