San Godenzo, Castagneto
San Godenzo, Castagneto. cantina.
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 before works, this is already 44% above the local €533/m² benchmark; allowing €700/m² for the unreported condition puts the effective cost near €1,469/m². The listing provides almost no useful detail beyond a cellar, so habitability and renovation needs cannot be verified.
More on the house and the area
A warm, traditional Tuscan home with a functioning-looking kitchen, multiple bedrooms, a fireplace, radiators, and plenty of storage; it appears immediately livable rather than a renovation shell. The charm comes from the wood cabinetry, arched openings, rustic stove, and homey furnishings, though the presentation is dated and there is no proven outdoor setting or scenic view.
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€26,000 – €46,000
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.
- Interiors are fully furnished and appear usable, but finishes, bathroom tiles, and kitchen are dated.
- No exterior, garden, landscape, or view is shown in the gallery.
- Utilities, roof condition, and overall building maintenance are not verifiable 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.