Rustico/casale in Via Roma
Azienda Agricola di 22 Ettari con Casa Colonica e Vista Castello – A 5 Minuti da Poppi (AR) In posizione dominante ed esclusiva, a soli 5 minuti dal centro di Poppi e con una splendida vista sul Castello dei Conti Guidi, proponiamo in vendita un’ampia azienda agricola di 22 ettari di terreno, ideale per sviluppo agricolo, turistico o residenziale, due...
What it really costs
See what needs doing and what each job costs
At €1,000 (€4/m²), the price is implausibly low for a 250 m² farmhouse on 22 hectares, while the condition and legal/residential status are unspecified and only 3 photos are provided. Assuming heavy restoration, the effective cost is about €1,104/m², well above the €509/m² Toscana farmhouse baseline.
More on the house and the area
A highly photogenic Tuscan farmhouse with stone walls, terracotta roofs, landscaped grounds, pool, extensive land, and a superb view toward Poppi’s castle. The building appears roofed and well maintained from outside rather than a ruin, but the absence of interior photos and the unusually low price leave livability and legal/practical details unconfirmed.
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€99,000 – €146,000
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 gallery shows only exteriors, so interior finish and true move-in condition cannot be verified.
- The listing reports just one bathroom for a 250 sqm, 13-room property.
- The €1,000 price appears unusually low for 22 hectares with a maintained farmhouse and pool; verify whether it is a typo, auction price, or partial-interest sale.
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 76/100The cluster is in the Casentino valley under the Casentino Apennines, with the Foreste Casentinesi, Monte Falterona e Campigna National Park within the 15 km landscape to the east. The Arno rises nearby on Monte Falterona and the upper Arno valley shapes the area around Poppi. Poppi itself is a small hill town with a substantial medieval centre and the Castello dei Conti Guidi. Bibbiena is the nearest larger town in the valley and provides the main everyday services. The area is known for forested mountain slopes, chestnut and oak woodland, and the historic Casentino valley settlements.