Rustico/casale
Londa collinare, Località Le Muriccia, Porzione di colonica su più livelli. Con ingresso indipendente e soggiorno, cucina con focolare, da un ulteriore soggiorno, da una camera matrimoniale, camera piccola e da un bagno. Al primo piano composto da due camere matrimoniali e da un ripostiglio. Completa la proprietà 400 metri di giardino.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €1,000/m² before works, the €80,000 asking price is already nearly double the €505/m² local benchmark; allowing roughly €56,000 for an unspecified-condition farmhouse brings the effective cost to about €1,700/m². The listing offers a substantial 400 m² garden and many photos, but it does not state the condition, construction year, or energy performance.
More on the house and the area
A highly atmospheric Tuscan stone farmhouse with beautiful traditional shutters, tiled roofs, fireplaces, woodwork, and a lush wooded mountain setting. The house appears solid and genuinely lived-in, with a functioning rustic kitchen and intact roof, though the interiors are dated and the bathroom provision is limited. The garden and independent entrance add real lifestyle appeal.
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€16,000 – €28,000
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.
- Only one bathroom for the reported 7 beds.
- Interiors are usable but dated and would benefit from cosmetic updating.
- Access appears through a compact hillside hamlet, so parking and everyday accessibility should be verified.
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 74/100The cluster is in the Mugello-Apensennine hill country east of Florence, with the Tuscan-Romagnol Apennines close by. The Sieve valley runs through this area and Lake Londa is beside the town. The Foreste Casentinesi, Monte Falterona e Campigna National Park begins a short distance to the east, around the Falterona massif where the Arno rises. Marradi and Borgo San Lorenzo are the nearest larger centres for everyday services, while Florence is the main city used for higher-level services and rail connections. This part of the Val di Sieve is known for chestnut woods, olive growing on the lower slopes, and small hill villages tied to the Mugello and Casentino uplands.