Rustico/casale in Località Fratta
Affascinante Porzione di Casale in Pietra a Fratta di Cortona Scopri il fascino autentico della Toscana con questa straordinaria porzione di casale in pietra, perfetta per chi ricerca una dimora caratteristica da personalizzare secondo i propri gusti. Situata nel centro di Fratta di Cortona, questa proprietà si sviluppa su due livelli fuori terra per circa 180 m² di...
What it really costs
See what needs doing and what each job costs
At €78,000 for 180 m², the ask is just €433/m² versus a low-stock baseline of €506/m² in Tuscany farmhouses; with the text suggesting a character property to personalize, I estimate a standard renovation at about €700/m², bringing effective cost to roughly €1,133/m². The strong positives are the very low entry price, large size, many photos, and a central Cortona-area location in Tuscany, which lift it into diamond-candidate territory despite renovation needs.
More on the house and the area
This has some authentic old-Tuscan farmhouse character in the stone base, aged facade and simple traditional layout, and the price per square metre is striking for Cortona. But the photos show a very tired, partly stripped interior with cracks, damp marks and basic outdated rooms: it is a real house rather than a ruin, yet far from move-in dream-home condition. The setting is practical village-center rather than picturesque or view-driven.
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€36,000 – €63,000
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.
- Needs significant renovation and modernization throughout
- Visible cracks/damp staining and tired finishes suggest condition issues
- Only one bathroom shown for a large 180 sqm house
- Busy roadside village position with no scenic views
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.