Casa indipendente
Nel suggestivo comune di Lucignano, in una tranquilla e riservata zona periferica, proponiamo in vendita una villetta singola indipendente di complessivi 125 mq, disposta su due livelli e circondata da un grande giardino privato di circa 600 mq. L'immobile, completamente da ristrutturare, rappresenta la tela ideale per…
What it really costs
See what needs doing and what each job costs
At €99,000 (€798/m²), the 124 m² house is completely to restore; estimated renovation of €1,100/m² brings the effective cost to about €1,898/m² versus the Toscana country-house baseline of €678/m². The private 600 m² garden is a positive, but the renovation burden makes this materially overpriced.
More on the house and the area
This is a substantial, independent country house with attractive exposed stonework, a private landscaped garden of about 600 sqm, parking and a pleasant rural setting near Lucignano. The main floor appears habitable, with functioning kitchen, bedrooms and living areas, but the interiors are highly dated and the property includes rough utility/workshop spaces, so it is a renovation project rather than a ready-made dream home.
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€49,000 – €73,000
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.
- Advertised as completely needing renovation despite having a usable-looking main residence.
- Interiors are very dated, with visibly old kitchen, furnishings, fixtures and finishes.
- The lower level appears to be a rough workshop/storage area rather than finished living space.
- Only one bathroom is shown for a five-bedroom layout.
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 58/100The area sits on the low hills between the Val di Chiana and the Valdichiana Senese, with a farmed landscape of arable fields, olive groves and scattered woods. The nearest river landscape is the Canale Maestro della Chiana and the reclaimed plain of the Val di Chiana nearby. Siena and Arezzo are the nearest provincial cities used for services and rail connections, and Sinalunga, Foiano della Chiana and Monte San Savino are the nearest larger local centres. Lucignano itself is known for its concentric medieval street plan, and the wider area is known for mixed agriculture and olive oil.