Casa bifamiliare
San Godenzo, Località Castagneto. Completa la proprietà due appartamenti. Appartamento di 60 mq con ingresso indipendente, cucina, soggiorno con terrazzo, camera matrimoniale, bagno. Appartamento di 70 mq composto da soggiorno, angolo cottura con camino, due camere matrimoniali e bagno. Completa la proprietà due cantine e giardino su tre lati.
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 €769/m², the asking price is already 18% above the local €651/m² benchmark; allowing about €200/m² because the condition is not stated raises the effective cost to roughly €969/m². Two independent apartments, garden and terrace add value, but the inland location and missing condition details limit the deal.
More on the house and the area
This is a substantial, clearly livable two-apartment townhouse with a warm traditional feel, generous dining space, a fireplace and plenty of sleeping capacity. Its main appeal is practicality and character rather than visual beauty: the home looks well maintained but old-fashioned, with no demonstrated view or standout setting.
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€9,000 – €14,000
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 interiors are fully furnished and appear usable, but finishes, bathrooms, kitchen and furnishings are distinctly dated.
- The gallery does not show the garden, terrace, exterior, cellar spaces or the second apartment.
- No views or standout architectural details are evident from the photos.
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 74/100The cluster lies in the Tuscan-Romagnol Apennines near the Muraglione area, with forested mountain ridges and the upper valley of the Sieve nearby. Much of the surrounding area falls within the Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna, which includes Monte Falterona and the source area of the Arno within reach of San Godenzo. The nearest ski lifts are the small Campo Stella area above Castiglione dei Pepoli, roughly an hour to an hour and a half by road depending on the exact hamlet; they are not local lifts. Borgo San Lorenzo is the nearest larger town in daily use, with rail connections, supermarkets and basic services. The area is known for chestnut woods, beech forest, mountain walking and the Dante associations of the Abbey of San Godenzo.