Terratetto unifamiliare in Ponte Buggianese
Campagna di Ponte Buggianese, Loc. Anchione, terratetto libero su tre lati, allo stato grezzo, corredato da giardino e garage così composto: al piano terra ingresso, soggiorno, sala da pranzo e cucina, tramite scala interna si accede al piano primo composto da due camere e bagno. Esternamente è corredato da giardino…
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
Priced at €667/m2, essentially at the local median (€662/m2), so no bargain relative to baseline. The property is 'allo stato grezzo' (bare/shell state): electrical, thermo-hydraulic systems, and interior/exterior fixtures all need to be built from scratch, meaning it is not currently habitable. This implies substantial renovation (~€800/m2) to reach livable standard. Positives: 120m2 townhouse free on three sides, 200m2 fenced garden, 30m2 garage, fresh listing (6 days), 15 photos, Tuscany location. Energy class unavailable. Given the at-market price plus heavy renovation load, it's a fair opportunity for a buyer prepared for a full fit-out, not a diamond.
More on the house and the area
Townhouse in rough construction state in the Tuscan countryside near Ponte Buggianese. Photos show a dry, patchy lawn, cracked asphalt driveway, damaged fencing, and interior rooms in bare brick/plaster with exposed masonry and construction debris. The property is entirely unfinished, needing electrical, plumbing, and all fixtures. While the terratetto has potential and includes a garden and garage, nothing in the imagery generates wow appeal - the setting is a plain residential street with unremarkable neighboring houses. The 667 EUR/m2 price is modest but reflects the extensive work required, so no compelling bargain effect stands out from the visuals alone.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Completely gutted, at rough/grezzo state requiring full renovation
- No electrical, plumbing, or fixtures - all to be installed
- Dry, neglected garden with cracked asphalt and debris-filled interiors
- No energy class available
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 58/100The area sits on the lower Arno plain near the Padule di Fucecchio, a large inland marsh and nature reserve shared with the Valdinievole. The Arno flows nearby. Montecatini Terme and Empoli are the nearest larger towns; they provide rail links, services and schools, and Empoli has a substantial historic centre. This part of Tuscany is known for mixed lowland agriculture, leather production in the wider Arno valley, and for the marsh landscape of the Padule.