Terratetto plurifamiliare in Lamporecchio
LAMPORECCHIO - CEPPETO TERRATETTO DI CORTE CON TERRENO Nel comune di Lamporecchio, proponiamo in vendita un caratteristico terratetto di corte disposto su due livelli, completamente da ristrutturare, ideale per chi desidera realizzare un'abitazione personalizzata immersa nella tranquillità della campagna. L'immobile,…
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 €59,000 for 216 sqm, the ask is just €273/sqm, far below the local baseline of €650/sqm for Toscana townhouses. It is explicitly completely to be restored, so I estimate about €1,100/sqm renovation; even so, the huge size, valid dwelling layout, 17 photos, and included land/garage/cellar make this a strong value renovation project rather than a trap.
More on the house and the area
There is some real Tuscan charm here: a rustic stone-and-plaster exterior, olive-grove land, a fireplace and a few simple period details. But this is firmly a renovation house, with worn empty rooms, damp/peeling walls and very basic finishes, so the dream is more about potential than immediate livability. The large size and hectare of land help lift it into the charming band rather than plain.
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€85,000 – €126,000
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.
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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, not move-in ready
- Only one bathroom shown and it looks basic/dated
- Land is across the road rather than directly around the house
- Visible damp, peeling plaster and general tired interiors
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 63/100The cluster is in the Montalbano hills, a belt of olive-covered and wooded hills between the Arno plain and the Valdinievole. The Arno valley lies nearby to the south, shaping the wider lowland around Empoli. Vinci itself is known for Leonardo da Vinci, and the area is a landscape of small hill villages, farmhouses, vineyards and olive groves typical of inland north-west Tuscany. Empoli is the nearest larger town and provides rail links, hospitals, larger shops and everyday services. Florence and Pistoia are farther out and matter for work and transport, but they are outside the immediate landscape.