Casa indipendente
Vendo a Cerreto Guidi zona Stabbia appartamento indipendente su due livelli piano terra e primo piano, in zona tranquilla e ben servita da fermata bus, edicola, bar, pizzeria, posta, banca, giardini pubblici, scuole ecc. L'appartamento è così composto: doppio ingresso, all'entrata c'è un cancello che porta nel resede esclusivo, e si a accesso all'entrata piano terra che c'è soggiorno, piccolo...
What it really costs
See what needs doing and what each job costs
At €95,000 for 80 sqm, the ask is about €1,188/sqm; assuming habitable condition from the description, the effective cost is roughly €1,388/sqm including light works. That is about 98% above the local baseline of €700/sqm, so despite the independent entrance and services nearby, this looks ordinary-to-weak value rather than a bargain.
More on the house and the area
This is a real, usable home: fitted kitchen, two bathrooms, finished floors, bedrooms and independent access all suggest immediate livability. But the wow factor is limited—interiors are basic and modernized without historic charm, and the outlook is a normal residential street rather than a dream setting. The private outdoor area is useful, though more practical courtyard than romantic Tuscan garden.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€5,000 – €9,000
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.
- Pleasantly habitable but visually quite plain, with no standout character or scenery.
- Outdoor space is a paved yard rather than a garden retreat.
- Some exterior plaster/finishing looks scruffy and may need tidying.
- At €95k it is near the top of the 'cheap' range for a modest house in this presentation.
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 61/100The area sits in the lower Valdarno hills between the Arno plain and the first inland ridges, with mixed farmland, olive groves and vineyards around small Tuscan villages. The Arno runs nearby to the north. Cerreto Guidi has the Medici Villa of Cerreto Guidi, part of the UNESCO serial site of the Medici Villas and Gardens in Tuscany. Empoli is the nearest larger town and provides the main rail services, shops and hospitals for the area. This part of Tuscany is known for olive oil, wine and dispersed hill villages rather than for a single dominant natural feature within the immediate surroundings.