Rustico/casale in Carda 8
CARDA, frazione del Comune di Castel Focognano, proponiamo la vendita di un terratetto libero su tre lati così composto: piano terra: cucina e soggiorno; piano primo: camera doppia, camera singola, bagno; piano seminterrato: ampia cantina finestrata; esternamente alla casa abbiamo inoltre un locale rimessa- legnaia.…
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
The house is described as being in good condition, but allowing €200/m² for updates brings the effective cost to about €867/m², well above the local €505/m² benchmark. Its rural location near Castel Focognano and 81 km from the sea limits location value, though the cellar, outbuilding and 17 photos add practical appeal.
More on the house and the area
A handsome traditional Tuscan stone house with strong historic character, wooden shutters, exposed beams, and attractive stone paving. The interior is clearly a real, furnished, usable home with a kitchen, living space, bedrooms, and storage cellar, though it is compact and dated rather than luxurious. It is more of a charming village base than a spectacular-view dream property.
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€4,000 – €7,000
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 functional but dated and modest rather than design-led.
- The home appears closely attached to neighboring village buildings, with no clearly shown private garden or terrace.
- The bathroom and utility systems are not shown in the photo gallery.
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, on the first slopes of the Tuscan Apennines. The Arno rises a few kilometres away on Monte Falterona, and the upper Arno valley runs south toward Bibbiena and Arezzo. The Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna begins within this area, with extensive beech and fir forest on the ridge between Tuscany and Romagna. The nearest ski area is Campigna on the Romagna side of the Apennine crest, roughly an hour to an hour and a quarter by road depending on the exact hamlet. Bibbiena is the nearest main town in the valley, with full daily services and rail links toward Arezzo. The Casentino is known for its forests, chestnut country, Romanesque parish churches and the sanctuary and monastic sites of La Verna and Camaldoli in the wider valley.