Casa indipendente in Via Fossatino 37
CORTESI SANSEPOLCRO VENDE IN ZONA PONTE ALLA PIERA Terra-tetto indipendente libero su tre lati. Al piano terra si sviluppa una grande cucina con camino e dispensa, oltre a un bagno; sempre al piano terra troviamo anche una cantina di circa 15 mq e un giardino esclusivo di circa 40 mq. Al piano superiore la zona notte è composta da...
What it really costs
See what needs doing and what each job costs
At €875/m², the €70,000 asking price is already above the Toscana country-house baseline of €678/m², and the unknown condition warrants a €700/m² renovation allowance. The independent house has a garden, cellar, parking and 36 photos, but the incomplete description and missing condition data prevent a stronger rating.
More on the house and the area
This is a genuinely dreamy Tuscan country home, with handsome stone façades, terracotta roofs, exposed timber beams, a fireplace, private outdoor space, olive trees, and sweeping wooded mountain views. Unlike a rustic shell, the house appears furnished and usable, with a functioning kitchen, bathroom, bedrooms, cellar, and outdoor areas; the main compromise is its dated finish and rural setting.
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€16,000 – €28,000
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 kitchen and bathroom appear functional but dated and may need cosmetic updating.
- The rural hillside setting and shared-looking access/parking should be checked for year-round practicality.
- Roof, utilities, heating, and structural condition are not fully documented in the photos.
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 upper Tiber valley below the Alpe della Luna and the first Apennine ridges on the Tuscany–Umbria border. The Tevere runs through the valley floor nearby. The area is centred on Anghiari, a walled hill town with a continuous historic centre, and Sansepolcro is the nearest larger town with services and museums. Anghiari is listed among I Borghi più belli d'Italia. This part of the Valtiberina is known for its hill towns, tobacco and mixed farming, and for the Battle of Anghiari.