Villetta a schiera in Località La Rocca
In piccolo borgo immerso nel verde proponiamo in vendita terratetto di ampia metratura posto su tre piani fuori terra e composto al piano terreno da soggiorno con angolo cottura, cucina, studio, ripostiglio e tre locali di sgombero oltre corte frontale; al piano primo due camere, locale sgombero e due ripostigli; piano…
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 €68,000 (€309/m²), the asking price is well below comparable Tuscan townhouses, but the listing does not say the condition and includes several storage/outbuilding spaces with only one bathroom. Allowing roughly €154,000 for renovation brings the effective cost to about €1,009/m², making this a substantial project rather than a clear bargain.
More on the house and the area
A substantial three-storey Tuscan village house with green-shuttered façades, stone fireplace, traditional brick floors, a fitted kitchen and genuine rural-borgo character. It appears usable rather than a ruin, and the surrounding wooded hills, garden, agricultural/forest land and outbuildings add real lifestyle appeal. The main compromises are its dated finish, single bathroom and partially utilitarian room layout, but €68,000 for 220 sqm is a compelling package.
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€44,000 – €77,000
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.
- Only one bathroom for a very large seven-bedroom layout.
- Several rooms are described as storage or utility spaces rather than fully finished living areas.
- Access is through narrow, steep village lanes; condition, utilities and energy performance are not specified.
- The interiors are functional and characterful but dated, with likely cosmetic upgrading needed.
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 Tuscan-Emilian Apennines, with wooded ridges and narrow valleys around the upper Bisenzio valley. The Bisenzio river runs through the area. Much of the nearby mountain territory falls in or against the Monteferrato and Calvana protected system to the south and, more importantly for this location, the Apennine landscape that leads toward the regional border around Montepiano and Passo della Futa. Montepiano is the nearest upland settlement and gives access to chestnut woods, reservoirs and hiking country. Prato is the nearest town of size, with full services and a major historic centre. The area is known for mountain villages, forested slopes and the old road and rail corridor linking Tuscany with Bologna across the Apennines.