Via Case Sparse, Cortona
Tribunale: Arezzo RGE: 81/2021 PVP: 4604586 In Comune di Cortona (AR), loc. San Lorenzo di Cortona, zona delle così dette “Case sparse di Montecchio” .Fabbricato allo stato grezzo con destinazione d’uso residenziale, su due piani fuori terra ed uno interrato, costituito da due alloggi di civile abitazione e garages al…
What it really costs
Can you move in?
A project, not a home yet
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Connections
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is offered as a judicial auction lot and the text describes an unfinished structural shell with no partitions, services or internal stairs while the listing oddly claims "Renovated". Estimated renovation ~€1,100/m² → effective price ≈€1,245/m² (total ≈€323,632), well above the local median; auction status and uninhabitable condition make this a trap for buyers seeking ready housing.
More on the house and the area
Some photos show attractive, modern interiors, but the written description (and several images) reveal the building is essentially an unfinished shell with significant work needed. The large plot and very low price are appealing, yet this is a full renovation/project with access and utility challenges — not a move‑in home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€103,000 – €152,000
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.
- Listing images are indicative/stock and do not match the actual property photos.
- Property is a structural shell (‘stato grezzo’) — no external infill walls, no internal partitions, no internal staircase, no systems or utility connections.
- Access is via third‑party property (no direct public road). Sale by auction — legal/administrative risks and extra costs likely.
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 cluster is on the Val di Chiana side of Cortona, with the hills rising immediately west toward the Cortona ridge, an outlying part of the Tuscan Apennine system. Lake Trasimeno lies just over the regional border within about 15 km from much of this area. The nearest town of size is Cortona itself, which has a substantial historic centre on the hillside, churches, museums, and continuous services. Cortona has official heritage weight through its well-known historic fabric, though the UNESCO Val d’Orcia landscape is elsewhere and does not apply here. The area is known for olive groves, vineyards, and the mix of hillside town and reclaimed plain of the Val di Chiana.