Immobile da ristrutturare a San Marcello Piteglio
La proprietà si sviluppa su tre livelli ed è composta al piano primo sottostrada da locali ad uso cantina, al piano terreno da ingresso e due stanze, mentre al piano primo troviamo quattro ulteriori stanze. Completa l’immobile una soffitta praticabile, ideale come spazio aggiuntivo. La proprietà dispone inoltre di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Farmhouse at 311 EUR/m2 vs regional median 509 EUR/m2, ~39% below baseline on a solid sample. 190 sqm over three levels with garden, parking, cellar, and an already-renovated roof — a meaningful cost saver. Fresh listing (5 days). Needs full renovation (~700 EUR/m2 for a habitable-but-dated Tuscan farmhouse), which erodes some margin but the entry price leaves room. Missing energy class and building year; only 5 photos. Habitable structure, private ownership, not agricultural-only or a ruin. Priced attractively enough to warrant a good verdict.
More on the house and the area
Three-level stone village house in Mammiano, a characteristic hamlet in Tuscany's mountainous San Marcello Piteglio. The building has traditional character - stone walls, arched doorway, wrought-iron balconies, terracotta roof (already renovated) - but is in poor condition. Facade shows extensive peeling plaster and damp staining; interior photos reveal a gutted space with rubble, exposed stonework, and a partially demolished fireplace wall. Includes private garden, cellar, garage, and habitable attic. At €311/m2 it is cheap, but the extensive renovation needed and unremarkable views/setting keep it firmly in ordinary territory. No standout visual hook.
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€38,000 – €67,000
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.
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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.
- Heavy renovation required - interior gutted with debris and exposed structure
- Facade severely deteriorated with peeling plaster throughout
- Inland location, no sea proximity
- Only 1 bedroom listed despite 190sqm and 5 rooms - layout unclear
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 72/100The cluster is in the Serchio valley with the Tuscan-Emilian Apennines close around it. The Lima river runs through Bagni di Lucca and joins the Serchio nearby. The area is known for wooded valleys and historic thermal baths. Within about 15 km, the nearest larger centre is Borgo a Mozzano, which has services and the Ponte della Maddalena, known as the Devil's Bridge. Lucca is the main city for a wider range of services but it is farther away and does not affect the score. The nearest ski terrain is on the Abetone side of the Apennines, well beyond the local radius and reached by a substantial mountain drive.