Terratetto plurifamiliare in Cortona
# Terra-Tetto a Cortona # Situata a Montecchio del Loto, nel cuore della splendida Cortona in provincia di Arezzo, proponiamo in vendita un terra-tetto su due livelli fuori terra di complessivi mq 120 c.a., perfetto per chi desidera creare la propria dimora toscana personalizzata. L'immobile gode di un'esposizione…
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 €78,000 for 120 sqm, the ask is €650/sqm, exactly in line with the local baseline (€650/sqm), but the text says it "needs modernization," so I add a moderate renovation estimate of about €350/sqm, bringing effective cost to roughly €1,000/sqm. Good tourist-area appeal near Cortona and useful extras like garage/heating help, but versus this low-stock baseline it looks more ordinary than cheap.
More on the house and the area
This is a real, usable house rather than a shell: solid exterior, finished interiors, staircase, heating and practical annexes make it genuinely habitable. The wow comes more from value, olive trees/garden potential and being near Cortona than from the house itself, which is plain and dated rather than dreamily beautiful.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€14,000 – €23,000
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.
- Exterior is plain and lacks standout Tuscan character or views.
- Interiors look dated and need clear modernization.
- Outdoor space is useful but currently scruffy rather than picturesque.
- Setting appears semi-suburban/neighborly, not especially private or dramatic.
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 76/100The area sits on the Valdichiana plain below the hill town of Cortona, with Lake Trasimeno just over the Umbrian border within about 15 km from the eastern side of the comune. Cortona itself is a substantial historic hill town with intact walls, steep streets, major churches and museums. The hills around Cortona are part of the Tuscan-Umbrian foothill landscape rather than a high mountain range. A large part of the local upland falls in the Parco Regionale del Lago Trasimeno catchment on the Umbrian side, and the lake landscape is part of daily life for this border area. Cortona has official status as one of I Borghi più belli d'Italia. The area is known for olive groves, vineyards, the Valdichiana farmland and for Cortona's Etruscan and Renaissance heritage.