Villa unifamiliare in San Giuliano Terme
OTTIMA OCCASIONE - ASTA IMMOBILIARE A San Giuliano Terme (PI), Via di Signano, Fraz. Gello, piena proprietà di una porzione di casa colonica disposta ad "L" da tempo inutilizzata e composta da vari locali posti al pianoterra ed al primo piano per complessivi circa 127 mq. L’immobile è inserito in più ampio contesto di…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial-auction property, which is a veto red flag regardless of its €379/m² asking price versus the €530/m² baseline. The description says it has been unused and is in a mixed residential/agricultural setting, conflicting with the stated habitable condition; legal and physical due diligence is essential.
More on the house and the area
The property sits in a pleasant Tuscan rural setting surrounded by orchards, fields, and a historic farm-building complex. However, the gallery shows almost no actual views of the house, and its condition is difficult to verify; the zero-bathroom entry and long period of disuse make this feel more like a risky restoration opportunity than a proven dream home.
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€25,000 – €44,000
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.
- The listing is an auction sale, so legal and occupancy conditions require careful tribunal-document review.
- No interior photographs are provided, and the property has reportedly been unused for some time.
- The facts list zero bathrooms despite calling the home habitable; utilities and actual livability are unclear.
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 67/100The cluster lies on the Monte Pisano hills between Pisa and Lucca. The Serchio plain is immediately nearby, and the Arno plain around Pisa is close to the south. Migliarino San Rossore Massaciuccoli Regional Park begins nearby on the coastal side, with pinewoods, marshland and the Massaciuccoli lake area within about 15 km. Pisa is the nearest city of size, with the Piazza del Duomo and the Leaning Tower. Lucca is also close, with its complete Renaissance walls and historic centre. The area is known for thermal springs at San Giuliano Terme and for olive groves on the Monte Pisano slopes.