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- Registered as agricultural or storage, not as a dwelling
- Sold at judicial auction
See what needs doing and what each job costs
Despite the €50,401 headline price (€280/m²), the description explicitly identifies an auction property consisting of a commercial unit and a warehouse, not a dwelling. The claimed villa profile conflicts with the text and the listing reports 0 bathrooms, so it fails the legal-habitation test.
More on the house and the area
A substantial, sunny Tuscan villa with a pleasant yellow exterior, private grounds, terrace, garage/cellar, and attractive exposed-beam living spaces. The gallery shows a real, furnished and apparently habitable home rather than a renovation shell, though the overall finish is ordinary and the lack of a confirmed bathroom count is a significant uncertainty.
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€12,000 – €20,000
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 requires careful review of the court documents and occupancy/legal status.
- The listing reports zero bathrooms, which is likely incomplete but must be verified.
- Interiors are usable and maintained but somewhat dated, with no standout landscape view.
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.