Casa di paese in collina
rif. 389344 - la casa e' situata in un grazioso e tranquillo borgo in collina. i servizi sono a due kilometri. a pochi metri si puo passeggiare fino al bosco.
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 €75,000 for 150 sqm, the asking price is €500/sqm, but with an estimated €700/sqm renovation the effective cost is about €1,200/sqm. That is well above the low-stock baseline of €650/sqm for Tuscany townhouses, with only small positives from the quiet borgo setting and nearby services.
More on the house and the area
This is a real, usable house rather than a shell: furnished rooms, a bathroom, fireplace and decent internal condition suggest it can be lived in while being updated. The little garden with olive tree and the stone borgo setting add charm, but the facade and interiors are plain and dated rather than truly stunning.
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€30,000 – €53,000
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.
- Exterior is quite tired and would benefit from renovation.
- Interiors look dated rather than stylish, with only one clearly shown bathroom.
- No real panoramic view is shown in the photos.
- Borgo setting means outdoor space is modest and closely overlooked.
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 66/100The cluster sits in the upper Tiber valley on the Apennine side between the Alpe di Catenaia and the first ridges that lead toward the Tuscan-Romagnol Apennines. The Tevere rises in this part of the province on Monte Fumaiolo just beyond the regional border, and the valley system around Caprese is cut by wooded slopes and small agricultural clearings rather than broad open plain. The Foreste Casentinesi, Monte Falterona e Campigna National Park is not far to the west but lies outside the immediate 15 km landscape, so it is more a day-to-day reference than part of the setting itself. The nearest town of some size is Sansepolcro, with services and a substantial historic centre. The area is known for forests, chestnut country and upland farming, and for being the birthplace of Michelangelo.