Rustico parzialmente crollato in oliveta con vista super
Proponiamo in vendita un interessante rustico/colonica situato a Lamporecchio, nella suggestiva zona di San Baronto. Questo immobile di circa 180 mq. netti, si sviluppa su tre livelli, ed è ideale per chi cerca un'opportunità da personalizzare secondo le proprie esigenze, poiché le condizioni attuali richiedono una…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Windows
See what needs doing and what each job costs
Estimated renovation at €900/m² given the partial collapse yields ~€186k in works, so the effective price is ~€276k (≈€1,335/m²), well above the area's typical ~€500/m². The property is partly collapsed and requires a full restoration despite the attractive land and optional olive grove, which is why the offer looks overpriced.
More on the house and the area
Beautiful Tuscan position with original stone facades, olive trees and a wide valley view, but the building is partly caved in and needs a full structural rebuild. Great as a long-term restoration project for someone prepared to manage major works and permit issues.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€41,000 – €73,000
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 partly collapsed — major structural reconstruction needed
- No bathrooms shown and interior appears gutted/unsafe
- Roof and floors damaged with rubble on site
- Renovation will require permits and likely reconnection of utilities
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 58/100The cluster sits on the Monte Albano and Valdinievole side of central Tuscany, with low hills, olive groves and a chain of historic hill settlements rather than a single dominant natural feature. Montalbano lies within the area and gives the immediate landscape its ridges and wooded slopes. Montecatini Terme is the nearest town of size, with thermal establishments, rail connections and services. Pistoia is also close enough to matter for daily life, with a substantial historic centre and wider services. Vinci, associated with Leonardo, is nearby on the same hill system. This part of Tuscany is known for olive oil, mixed farming and spa towns.