Villa unifamiliare in Castelfranco di Sotto
OTTIMA OCCASIONE - ASTA IMMOBILIARE Diritti di piena proprietà pari all’intero su porzioni di un più ampio compendio immobiliare costituito da un fondo commerciale già adibito a negozio con accesso dal n. c. 9 della via del Seminario e da un magazzino. - Comune di Castelfranco di Sotto Simplex Domus aiuta famiglie e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Veto: the description explicitly says 'ASTA IMMOBILIARE' and the asset is a 'fondo commerciale' plus 'magazzino', not a dwelling, despite the listing labeling it as a habitable villa. At €50,401 for 180 sqm (€280/sqm) it looks cheap versus the €531/sqm baseline, but the legal/use mismatch makes it unsuitable for this catalog.
More on the house and the area
This is a real, usable house rather than a shell: finished floors, staircase, kitchen, bathrooms and bedrooms are all in place. The exposed-beam ceilings and generous living spaces add some warmth, and the detached-villa format with private grounds helps. The wow is moderate rather than dramatic because there is no notable view or historic romance, and the exterior feels functional more than 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.
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.
- Exterior is fairly plain and the setting is not especially scenic.
- Interiors look habitable but somewhat dark and dated in parts.
- Auction listing details appear inconsistent with the photos, so layout/use should be verified.
- Garden/grounds look dry and basic rather than landscaped.
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 53/100The area is the lower Arno plain between the Monte Pisano hills to the west and the Cerbaie hills to the east, with the Arno and its reclaimed flat farmland shaping the landscape. The Padule di Fucecchio wetland lies within reach to the east, a protected marsh area of canals, reeds and bird habitat. San Miniato is the nearest town of note, with a substantial historic centre on a hill above the plain. The area is known for leather tanning and for agriculture on the Arno plain.