Ville villette terratetti
--borgo san lorenzo, frazione, in caratteristico borghetto, particolarissimo terratetto in pietra di complessivi mq 60. il terratetto si sviluppa su 3 livelli ed e' composto da soggiorno con termocamino, cucina con stufa a pellet, camera, oltre doppi servizi, loggia e giardino esclusivo mq 300 circa. presente…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
60 m2 terratetto at €99,000 equals ≈€1,650/m2, well above the regional median of €660/m2, so this is priced as a premium. The house has a 300 m2 garden, pellet stove, double glazing and solar hot water, but the listing does not state the overall condition or energy class.
More on the house and the area
A beautifully finished, characterful stone terratetto with exposed beams, wood floors, working fireplace/pellet stove and a private ~300 m² garden — clearly a move-in, cosy Tuscan home. Compact (60 m²) and spread over three levels with a single bedroom, it’s a lovely, affordable buy for someone wanting an authentic village house but check access/parking and space needs.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€4,000 – €7,000
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.
- Small (60 m²) and only one bedroom — limited living/guest space.
- Three-level, low-beamed layout can feel constrained and may be awkward for mobility.
- No exterior village view or parking shown in photos — verify access and 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 66/100The cluster is in the Mugello basin, enclosed by the northern Apennines. The Sieve river runs through Borgo San Lorenzo and the hill country around it. Lake Bilancino lies nearby on the western side of the Mugello. The Foreste Casentinesi, Monte Falterona e Campigna National Park is farther east on the Apennine crest, outside the immediate landscape. The nearest ski area is Monte Faggiola on the Passo della Colla side, with the larger Abetone area much farther away and not part of the local setting. Borgo San Lorenzo is the main town of the Mugello, with rail links, shops and services, and Florence is the nearest major city for higher-level services and commuting. The area is known for the Mugello agricultural basin and for the Mugello Circuit at Scarperia.