Rustico/casale in Via Tosco Romagnola
Bibbiena a soli 7.5 km circa terra tetto in pietra in ottime condizioni con garage frontale, la casa ristrutturata e ben tenuta è costituita da un salotto, cucina, due camere un grande bagno e soffitta abitabile per mq. 63, garage mq. 17, viene venduta arredata con mobili nuovi, riscaldamento a radiatori con caldaia a legna, pavimenti in cotto, marmo e...
What it really costs
See what needs doing and what each job costs
The house is described as renovated/in very good condition, so I estimate only light additional work at about €100/m²; that gives an effective price of roughly €107,000, or about €1,529/m². Against a very low Toscana farmhouse baseline of €516/m², this looks expensive for this catalog despite positives like stone construction, furniture included, and 24 photos.
More on the house and the area
This is a genuinely livable, well-kept stone village house with pleasing rustic features: exposed beams, cotto floors, a fireplace and solid traditional furnishings. It looks move-in ready rather than a project, but the setting shown is modest and without a standout terrace, garden or dramatic view, so the wow comes more from cozy usability than from spectacle.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €100/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€2,000 – €4,000
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 open view or outdoor living space shown
- Interior is well-kept but somewhat dark and traditional rather than striking
- Small size and likely village-attached setting limit the dream factor
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 Casentino valley lies between the Apennines and the Pratomagno range. The Arno rises on Monte Falterona nearby, and the Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna begins within the area, with large beech and fir forests on the ridge above the valley. Bibbiena is one of the main towns of the Casentino and has full daily services; Poppi is nearby and is listed among I Borghi più belli d'Italia. The area is known for forest landscapes, the upper Arno valley, and the Casentino's historic hill towns and monasteries.