Villa unifamiliare in Castelfranco di Sotto
OTTIMA OCCASIONE - ASTA IMMOBILIARE Diritti di piena proprietà pari all’intero su porzioni di un più ampio compendio immobiliare costituito da un fondo commerciale già adibito a negozio con accesso dal n. c. 9 della via del Seminario e da un magazzino. - Comune di Castelfranco di Sotto ... Simplex Domus aiuta…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is explicitly an ASTA IMMOBILIARE and describes a commercial unit plus magazzino, not a habitable villa, despite the stated €280/m² and 180 m². The dwelling classification and livability are therefore not reliable, triggering a veto.
More on the house and the area
This is a substantial, apparently habitable villa with a usable kitchen, bedrooms, bathroom, exposed-beam living areas, cellar/garage space, and surrounding garden. It offers real home potential at a low price, but the setting is ordinary and there is no proven panoramic view or standout exterior. The auction status and major mismatch between the written description and the photographs require careful verification.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€71,000 – €105,000
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.
- Auction purchase with potentially complex legal and financing procedures.
- The listing description appears inconsistent with the photos and facts, referring to a shop/warehouse rather than the villa shown.
- Bathroom count is listed as zero despite a bathroom appearing in the photos; verify the cadastral and court documentation.
- The house looks usable but the interiors and grounds are practical rather than especially polished or spectacular.
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 53/100The area is the lower Arno plain between the Monte Pisano hills to the west and the Cerbaie hills to the east, with the Arno and its reclaimed flat farmland shaping the landscape. The Padule di Fucecchio wetland lies within reach to the east, a protected marsh area of canals, reeds and bird habitat. San Miniato is the nearest town of note, with a substantial historic centre on a hill above the plain. The area is known for leather tanning and for agriculture on the Arno plain.