Casa indipendente con giardino
Nel suggestivo contesto di un piccolo borgo di Caprese Michelangelo, dove il fascino della tradizione toscana si fonde con la tranquillità della natura circostante, proponiamo in vendita una caratteristica abitazione libera su due lati, contraddistinta da una splendida facciata in pietra a vista che ne esalta il valore…
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 €79,000 for 91 sqm, the ask is €868/sqm; assuming a habitable home adds about €200/sqm, the effective cost is about €1,068/sqm versus a low-stock baseline of €531/sqm in Tuscany villas. The text and 30 photos support that it is livable and attractive, but on numbers alone it sits well above this already-low baseline, so it looks more ordinary-to-weak than a bargain.
More on the house and the area
This is a genuinely usable Tuscan stone house, not a project: roofed, furnished, heated and immediately habitable. The exposed stone facade, beams, terracotta-style ceilings and fireplace give it real character, and the private garden adds liveability. It lacks a dramatic view or standout luxury finish, but as an affordable home you could actually move into, it has solid dream value.
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€6,000 – €10,000
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.
- No real long-distance views shown
- Interiors are pleasant but fairly simple rather than high-end
- Bathroom and some finishes feel dated
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.