Terratetto da ristrutturare con terreno
Nel tranquillo borgo di Lavaiano, nel comune di Casciana Terme Lari, proponiamo in vendita tre terratetti completamente da ristrutturare, situati in una riservata strada a fondo chiuso e raggiungibili tramite strada privata. Le abitazioni si sviluppano su due livelli e vengono vendute con il cambio di destinazione…
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
This is completely to be restored: at €50,000 for 81 sqm (€617/sqm) plus about €1,100/sqm renovation, the effective cost is roughly €1,717/sqm versus a low-stock baseline of €650/sqm. The change of use to residential is already done, which removes a major risk, but the listing uses illustrative renderings and the numbers/descriptions appear inconsistent with the selected unit price.
More on the house and the area
There is real rustic potential here: exposed timber beams, a solid roofed structure, a long barn-like facade and generous private land give it some Tuscan character. But this is still a full renovation project rather than a usable home today, with empty unfinished interiors and renderings standing in for the final result. At €50k with 3,000 sqm of land it has dream value, yet the wow is mostly future potential, not present livability.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €48,000
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.
Show more
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 to be renovated; current interiors are raw and not move-in ready
- Listing uses illustrative renderings, not finished real interiors
- Reached via private unpaved dead-end road
- No proven view from the house itself, despite open countryside around
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 61/100The area sits in the hills between the lower Arno plain and the Valdera, with mixed farmland, olive groves, vineyards and wooded ridges. The nearest river landscape of note is the Arno plain to the north, while within the local hills the countryside is shaped more by small valleys than by a major water feature. Pisa is the nearest city of size, with the airport, university and the monuments around Piazza dei Miracoli; Pontedera is closer for everyday services and rail links. Lari has a historic hilltop centre with its castle, and Casciana Terme is known for its thermal baths. The wider area is known for wine, olive oil and rolling agricultural countryside.