Casa indipendente in pietra con ampio giardino
CASA INDIPENDENTE IN PIETRA CON AMPIO GIARDINO – GRANDE POTENZIALE Santo Bagnena – Talla (AR) Circa 170 mq su due livelli + 1.000 mq di giardino esclusivo LA ZONA Nel cuore del suggestivo borgo storico di Santo Bagnena, nel Comune di Talla, proponiamo in vendita una caratteristica casa indipendente in pietra, ricca…
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
At €85,000 for 288 sqm, the asking price is only €295/sqm versus a low-stock baseline of €507/sqm in Tuscany, but with 'needs renovation' the effective cost is about €995/sqm after adding ~€700/sqm works. The large garden, stone character and 87 photos are positives, but the description contradicts the the listing size (170 sqm house vs 288 sqm total) and part of the ground floor is currently registered as cellars, so some space may not be straightforwardly habitable.
More on the house and the area
This has real Tuscan dream appeal: a stone farmhouse with a charming historic exterior, mature garden and broad green hill views. Crucially it is a real house, not a shell — roofed, furnished and usable with kitchen, bathrooms and characterful rooms — but it needs clear updating rather than just light cosmetic refreshment. At €85k for 288 sqm, the price adds a strong bargain effect.
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€57,000 – €101,000
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.
- Interiors are habitable but dated and need renovation/modernisation.
- Some exterior areas and garden look overgrown and a bit tired.
- Setting is semi-rural hamlet rather than fully isolated countryside privacy.
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 Casentino, on the first slopes of the Apennines above the Arno basin. The Casentino Forest National Park lies within this area, with wooded ridges and mountain terrain toward the upper valley. The Arno rises nearby on Monte Falterona, and the valley system shapes the surrounding landscape. The nearest town of size is Arezzo, which provides the full range of services, rail connections and a substantial historic centre. The area is known for forested hills, chestnut and oak woodland, and the chain of pievi, castles and hill villages scattered through the Casentino.