Casa indipendente in Via Morandini 3
Proponiamo in vendita un fondo commerciale situato a due passi dalla via principale di San Giovanni alla vena e a pochi chilometri da Vicopisano. L'immobile, attualmente adibito a negozio, si sviluppa su un unico piano di 140 mq e offre un'interessante opportunità di investimento grazie alla possibilità di ristrutturazione e trasformazione in appartamento. Il fondo è in buone condizioni...
What it really costs
See what needs doing and what each job costs
Although listed at €571/m², this is currently a 140 m² commercial shop, not a dwelling; conversion to an apartment adds substantial legal and renovation risk. At an estimated €700/m² conversion cost, the effective cost is about €1,271/m² versus the €678/m² local baseline, with condition and feasibility details missing.
More on the house and the area
This is a large, bright former shop with intact tiled floors, exterior shutters, and a pleasant Tuscan village setting, but it has no distinctive historic character or scenic outlook. The space is essentially an empty commercial interior and would need conversion, including a kitchen, bathroom, residential layout, and likely damp repairs, before it could become a livable 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€28,000 – €49,000
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.
- Currently a commercial premises, not a functioning home.
- Conversion into an apartment will require planning approval and substantial interior work.
- No kitchen or usable bathroom is shown; damp staining and worn walls are visible.
- Directly on a road, with no garden, terrace, or notable 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 39/100This is the lower Arno plain between Pisa and Pontedera, with flat agricultural land, drainage channels and scattered settlements. The Arno runs just north of Cascina. Pisa is the nearest city of size, with the Leaning Tower, the Piazza del Duomo UNESCO site, a university and the main services of the area. The Monti Pisani rise north of the plain but are outside the immediate surroundings. The area is known for agriculture and for being part of the settled corridor along the Arno valley.