Terratetto su tre livelli a Castelfranco di Sotto
Terratetto in Via delle Fontine 98, Castelfranco di Sotto (PI), sviluppato su tre livelli e composto al piano terra da ingresso-soggiorno, cucina, bagno, disimpegno e centrale termica, al primo piano da due camere, ampio disimpegno e bagno e al secondo piano da ulteriori due camere; completa la proprietà un resede…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
See what needs doing and what each job costs
The property is being sold at judicial auction, which carries legal/possession risks, so this listing is classified as a trap. I estimated renovation at 700€/m² (165 m² → ~115,500€) giving a total cost ≈190,875€ (~1,157€/m²), well above the typical 659€/m² in the area; the listing also contradicts itself about the number of bathrooms.
More on the house and the area
A roomy 165 m² terratetto with four bedrooms and its own resede offers real family-house potential and the renders show bright, attractive living spaces and a pleasant town/balcony view. However the photos are illustrative, the building’s real condition is unclear and the sale is by auction with an access easement — budget for checks and some renovation before this becomes a move-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€33,000 – €58,000
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.
- Most images are stylised renderings and do not show the property’s current condition.
- Property sold via judicial auction — expect legal/administrative complexity.
- Access involves a right of way across a neighbouring resede.
- Condition and utilities are not documented; likely needs some renovation/updates.
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 53/100The area is the lower Arno plain between the Monte Pisano hills to the west and the Cerbaie hills to the east, with the Arno and its reclaimed flat farmland shaping the landscape. The Padule di Fucecchio wetland lies within reach to the east, a protected marsh area of canals, reeds and bird habitat. San Miniato is the nearest town of note, with a substantial historic centre on a hill above the plain. The area is known for leather tanning and for agriculture on the Arno plain.