Una casa storica nel cuore di Capannole
Questa casa unifamiliare ricca di carattere si trova nel centro del piccolo borgo storico di Capannole e offre la rara opportunità di trasformare un immobile dal fascino toscano autentico secondo i propri gusti. La posizione sopraelevata nel centro storico conferisce alla casa un'atmosfera speciale e garantisce una…
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 €95,000 (€396/m²), the asking price looks low, but a complete renovation at roughly €1,000/m² brings the effective cost to about €1,396/m²—well above the €530/m² comparison level. The historic village-center setting, panoramic view, cellar and garage add appeal, but not enough to offset the very substantial renovation burden.
More on the house and the area
A highly atmospheric 18th-century Tuscan village house with exceptional stone-and-brick character, original beams, tiled roofs, a fireplace and wide views over green hills. It is a substantial, genuine home rather than a bare shell, with usable rooms, kitchen and bathrooms, but the worn interiors, damp and overall condition mean major renovation is needed before it becomes a comfortable full-time home.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€48,000 – €84,000
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.
- Requires a complete renovation, despite having existing floors, roof, kitchen and bathrooms.
- Visible damp, peeling plaster and aging electrical/utility systems will need attention.
- Historic-borgo access appears to be via narrow cobbled lanes, with practical parking/access requiring verification.
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 68/100The cluster is in the Valdarno superiore, the upper Arno valley, with cultivated low hills and the Pratomagno range close to the east. The Arno runs through the valley floor. The Balze del Valdarno, eroded cliffs and pinnacles between Montevarchi, Terranuova Bracciolini and Castelfranco Piandiscò, are within this area and are one of the main named landscape features here. The nearest larger centres are Montevarchi itself and San Giovanni Valdarno, which provide the daily services and rail links of the valley; Arezzo and Florence are farther up and down the line. Loro Ciuffenna, on the lower slopes of the Pratomagno, has Bandiera Arancione status. The area is known for olive groves, vineyards and the Valdarno landscape painted by Leonardo in the background of some works.