Villetta a schiera in Via Pagnatico
OPPORTUNITA' A Cascina, nella zona di san Lorenzo a Pagnatico, proponiamo terratetto da ristrutturare dotato di Resede Esclusiva di circa 70. Disposto su 2 livelli più sottotetto, composto al suo interno da cucina abitabile collegata con la Resede Esclusiva, grande soggiorno con possibilità di creare un servizio igienico; Al piano superiore si compone da 2 grandi camere matrimoniali e bagno....
What it really costs
See what needs doing and what each job costs
At €95,000 plus an estimated €70,000 renovation, the effective cost is about €1,650/m² versus a €650/m² baseline for comparable Tuscan stock. The private courtyard, parking and reasonable Cascina location help, but the required renovation makes this substantially overpriced.
More on the house and the area
This is a genuine two-level townhouse with solid-looking floors, traditional terrazzo and patterned cement tiles, old shutters and some period character. However, the interiors are very dated and visibly affected by damp, while the private courtyard needs major cleanup and resurfacing; it is a renovation project rather than a beautiful ready-to-live-in 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€20,000 – €35,000
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.
- Substantial renovation is needed, including damp treatment, repainting, electrical/plumbing checks and likely bathroom/kitchen updates.
- The private courtyard is currently neglected, with cracked concrete, weeds, rubble and deteriorated boundary walls.
- No attractive views or standout exterior setting are shown; heating, utilities and roof condition are not confirmed.
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 46/100The area is the lower Arno plain, with flat farmland, drainage canals and scattered settlements between Pisa and Pontedera. The Arno runs nearby. Pisa is the nearest city of size, with the Campo dei Miracoli and the Leaning Tower. The Monti Pisani rise to the north at roughly the edge of the 15 km radius. This part of the province is known for agriculture and for being on the main corridor between Pisa, Lucca and Florence.