AR6414 - Immerso nel verde, casale in pietra con terrazza panoramica e giardino
Cortona (AR), Loc. Bacialupo: Casale in pietra di circa 81 mq, su due livelli con tre fondi a piano terra; cucina, camera e loggia a piano primo, ogni ambiente è dotato di ingresso indipendente. La proprietà dispone inoltre di un ampio terrazzo panoramico con splendida vista sulle colline circostanti. Attorno alla…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
See what needs doing and what each job costs
At €59,000, the estimated renovation-adjusted cost is about €1,428/m², nearly three times the €500/m² local comparison level. The panoramic Tuscan setting and stone farmhouse character add appeal, but the property is isolated and explicitly needs renovation.
More on the house and the area
A highly atmospheric Tuscan stone farmhouse with a magnificent mountain panorama, broad terrace, fireplace, old beams, and a small garden/orchard. The structure appears roofed and partly finished rather than a total ruin, but the independent-entry layout, absent bathroom, and stated renovation needs make this a characterful project rather than a move-in-ready 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€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.
- Requires substantial renovation before comfortable full-time living.
- No bathroom is listed, and utilities/updated systems are not shown.
- Access appears to be via a rural unpaved road with steep stone paths around the house.
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 74/100The cluster is on the Valdichiana side below Cortona, with the hills of Cortona rising immediately west and the broad Chiana plain around it. Lake Trasimeno is within about 15 km to the east-southeast. Cortona is the nearest substantial town; it has a walled historic centre on the hillside, major churches and museums, and Etruscan remains. The area is known for olive groves and vineyards on the slopes and arable farming on the plain.