Nuda proprietà a Vicchio: casa indipendente con giardino
Proponiamo in vendita in esclusiva, in nuda proprietà, una casa indipendente di circa 252 mq immersa nel verde della campagna di Vicchio, nel cuore del Mugello — il borgo natale di Giotto, tra le zone più autentiche e meno turistiche della Toscana. La proprietà sorge libera su tre lati, circondata da un giardino di…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
- Only a share of the property is for sale
See what needs doing and what each job costs
The property is sold in nuda proprietà with usufrutto retained by the seller, a legal partial-ownership sale that prevents normal full ownership — veto. At an estimated €700/m² renovation cost (252 m² → ≈€176k), the effective cost would be about €275k (~€1,093/m²), so the partial-ownership condition is the decisive issue.
More on the house and the area
A handsome Tuscan farmhouse with original beams, mezzane, arched brick portal and a large private garden — very photogenic and full of historic character. The building is a lived-in, roofed home that needs decluttering and renovation rather than a full rebuild, so it’s a strong move-in-with-work opportunity (sold in nuda proprietà, so verify usufruct details).
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€50,000 – €89,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Property is very cluttered and will need clearance before viewings/works
- Needs renovation and updating (kitchen/bathrooms/finishes) despite solid structure and services
- Sold as nuda proprietà with usufruct reserved to the seller — check timing/rights
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 area sits in the Mugello basin, enclosed by the Tuscan-Romagnol Apennines. The Sieve river crosses the valley. Lake Bilancino is just west of Borgo San Lorenzo, within the local basin. The Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna lies to the east on the Apennine crest, with Monte Falterona and the source area of the Arno in that direction. The nearest ski area is Monte Faggiola on the Muraglione side, with the better-known lifts of Abetone much farther away and not part of the immediate landscape. Borgo San Lorenzo is the main town of the Mugello and has rail links, services and the Medici Villa of Cafaggiolo nearby in the wider area. The Mugello is known for its broad farmed valley, chestnut and beech woods on the surrounding slopes, and for the Mugello Circuit at Scarperia.