Rustico/casale in Località Valgianni
TERRA TETTO IN VENDITA a Valgianni In un piccolo borgo del Comune di Castel San Niccolò, proponiamo in vendita un terra tetto dotato di cantina e locale deposito al piano terreno. Ingresso dal caratteristico borghetto, abbiamo una loggia, una grande cucina con caminetto e cucina economica, saletta, mentre al piano primo troviamo quattro grandi camere con bagno. Valgianni è...
What it really costs
See what needs doing and what each job costs
At €70,000 for 75 sqm, the ask is €933/sqm; assuming basically habitable condition from the usable room layout, fireplace and 22 photos, I estimate about €200/sqm renovation, for an effective €1,133/sqm. That is well above this stock baseline of €517/sqm in Tuscany, so despite the charming borgo setting it looks ordinary-to-weak value rather than a standout deal.
More on the house and the area
This has genuine Tuscan borgo charm: a handsome stone facade, little terrace/loggia, dark timber ceilings and a fireplace give it real character. Crucially, it looks like a complete, usable house rather than a shell, but the interiors are old-fashioned and would need refreshing to feel inviting for full-time living. At €70k, the price helps, yet the wow comes more from authenticity than from beauty or views.
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 – €8,000
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.
- Interiors are very dated and dark, needing cosmetic modernization.
- Only one bathroom is shown for a 4-bedroom layout.
- No real view is proven by the photos.
- Likely village access/parking limitations in the tiny borgo setting.
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 72/100The cluster is in the Casentino valley with the Pratomagno range to the west and the first Apennine reliefs rising to the east. The Arno runs through the valley nearby. Much of the upper Casentino falls within the Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna, whose boundary is close by and whose forests and mountain roads are part of local daily geography. The nearest ski area is Monte Falco on the Campigna side, roughly an hour's drive depending on the exact hamlet. Bibbiena is the nearest town of size, with rail access, supermarkets and normal valley services; Arezzo is the larger provincial city used for higher-order services. The area is known for chestnut woods, stone villages and Romanesque pievi, and Poppi nearby is one of I Borghi più belli d'Italia.