Rustico in Rufina
Comune di Rufina, nello storico borgo di Pinzano, proponiamo la vendita di un terratettino in pietra al grezzo. L'abitazione è composta da 3 vani, due al piano terra con bellissimo focolare e uno al primo piano. Di pertinenza esclusiva una loggia comoda come ricovero, un giardino frontale all'immobile e ulteriore…
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 €55,000 for 50 sqm, the ask is €1,100/sqm; with a rough-shell/needs-renovation estimate of about €900/sqm, the effective cost is about €2,000/sqm versus a low-stock baseline of €507/sqm in Tuscany farmhouses. The stone village setting and garden help a little, but the description says 'al grezzo', so this looks expensive for the amount of work required.
More on the house and the area
This has genuine Tuscan stone-house charm, with a lovely rustic exterior, old fireplace and exposed stone giving it real character. But condition is the limiter: it is an unfinished small house rather than a ready home, with basic floors and roof in place but clear work still needed before comfortable living. At €55k it feels appealing as a character project, not yet a dream move-in house.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€10,000 – €18,000
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.
- Sold "al grezzo" and clearly unfinished inside.
- Interiors lack a fitted kitchen and completed bathroom despite basic structure being in place.
- Outdoor areas are small/rough and need clearing and landscaping.
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 62/100The cluster is in the Valdisieve, with the first ridges of the Tuscan-Romagnol Apennines close by. The Sieve river runs through the area. Much of the surrounding countryside is vineyard and olive-growing hill country, and Rufina is known for Chianti Rufina wine. The nearest larger city is Florence, with full city services and major rail connections. The Casentino Forests, Monte Falterona and Campigna National Park lies to the northeast, but its core protected landscapes are beyond the immediate 15 km radius.