Porzione di immoblle con ingresso indipendente
nella tranquilla zona di Mercatale Valdarno, proponiamo una casa semi indipendente di 120 mq, disposta su due livelli. L'immobile, da ristrutturare, offre ampi spazi interni con possibilità di realizzare più unità abitative. Allo stato attuale troviamo, al piano terra vari locali tra cui un ampia autorimessa, due…
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
Price is €78,000 for 240 sqm (€325/sqm), but the text shows only about 120 sqm is apartment space and the property is explicitly 'da ristrutturare', so I used about €700/sqm renovation. Even with that, the effective cost is about €1,025/sqm versus a €650/sqm local baseline, but the huge total space, garage/cellars/storage, and flexibility to create multiple units support a strong score rather than a bargain-basement one.
More on the house and the area
This is a large, genuinely house-like property rather than a ruin, with decent proportions and a handsome stone fireplace as its main character feature. But the interiors are plain and tired, and the visible water damage means this is a real renovation project before it feels comfortable to live in. At €78k for 240 sqm it has strong value, yet the dream factor is limited from the photos.
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€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.
- Visible damp and ceiling staining in multiple rooms
- Interiors are very dated and need full renovation
- Photos do not prove a finished usable kitchen or attractive bathroom
- No meaningful view or outdoor wow is shown
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 cluster lies in the Valdarno superiore, the broad Arno valley between Arezzo and Florence, with low hills of vineyards, olive groves and mixed woodland around the plain. The Arno runs through the area. The Pratomagno ridge rises east of Montevarchi and is the main mountain presence within this landscape. Montevarchi itself is the nearest town of size and has a full range of everyday services, a railway station on the Florence–Arezzo line, and a substantial historic centre. The area is known for wine and olive oil, with Chianti hills beginning to the west of the valley.