Terratetto unifamiliare in Castel San Niccolò
Il fresco dell' Appennino Toscano: vendese Terratetto di testa restaurata negli anni 80 con giardino privato nel verde del Passo della Consuma. Ci sono luoghi dove l'estate è ancora quella di una volta, dove la sera si dorme con una coperta leggera, le finestre restano aperte e l'aria profuma di bosco. A Fonte allo…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €82,000 for 127 sqm, the asking price is €646/sqm, essentially in line with the Toscana townhouse baseline of €650/sqm. With a habitable/1980s-restored estimate of about €200/sqm renovation, the effective cost is ~€846/sqm, which makes it a fairly ordinary buy rather than a standout deal; mountain setting and private garden help, but it is presented mainly as a second-home retreat.
More on the house and the area
This is a genuine, usable home with a private green garden, woodland atmosphere and warm rustic touches like timber ceilings and a big fireplace. It looks habitable now rather than a project, but the interiors are simple and somewhat dated rather than truly stunning. At €82k for 127 sqm in the Tuscan Apennines, it has solid dreamability as a livable mountain retreat more than a visual showstopper.
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€8,000 – €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.
- Mountain setting but no real open view shown
- 1980s restoration and finishes feel dated
- Only one bathroom for a 3-bedroom house
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 is in the Casentino, in the upper Arno valley between the Pratomagno massif and the first ridges of the Apennines. The Arno runs through this part of the valley. The Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna begins nearby on the eastern side of the Casentino and is one of the main protected forest areas in the Apennines. The nearest ski area is on Monte Falco at Campigna, roughly an hour to an hour and a quarter by road depending on the exact hamlet. Bibbiena is the nearest town of some size in the valley, with services, shops and a station on the Casentino railway; farther south, Poppi has a well-preserved historic centre and castle and is listed among I Borghi più belli d'Italia. The area is known for chestnut woods, forested slopes, small stone villages and the long settled rural landscape of the Casentino.