Rustico Ruderale a Castelfranco Piandiscò da Non Perdere!
Rustico Ruderale a Castelfranco Piandiscò da Non Perdere!. Needs renovation, esposizione esterna.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Roof
See what needs doing and what each job costs
At €55,000 (€275/m²), the apparent €220,000 renovation burden brings the effective cost to about €1,375/m², far above the €480/m² local comparison. The very vague description and “rustico ruderale” wording make the true condition and scope of works uncertain.
More on the house and the area
This is a rustic Tuscan farmstead surrounded by lush woodland, mature vegetation, and usable-looking agricultural land, with some old rural character and a brick oven. However, the buildings look substantially deteriorated rather than move-in ready, and the property appears to be a major renovation project rather than a realistically usable home today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€79,000 – €117,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The listing describes it as a rustic ruin requiring renovation, and the photos show severely weathered walls and roof structures.
- The secondary roof appears damaged or partially collapsing; structural repairs may be substantial.
- No interior rooms, bathroom, kitchen, utilities, or clear panoramic view are shown.
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 61/100The cluster lies in the Valdarno superiore, with low Tuscan hills and the Arno valley as the immediate landscape. The Arno runs through this stretch of valley. To the east, within this radius, the Pratomagno ridge forms the main mountain backdrop. The nearest larger town is Florence, with the full range of city services and monuments, and the A1 corridor follows the valley here. The area is known for olive groves, vineyards and mixed farming on the valley slopes.