Terratetto plurifamiliare in San Godenzo
Terratetto di 92 mq su due livelli con ingresso indipendente e vista panoramica – San Godenzo Vendita da privato. Nel centro di San Godenzo, in Via Matteotti, proponiamo in vendita un luminoso terratetto di circa 92 mq, disposto su due livelli, con ingresso indipendente e inserito in una caratteristica palazzina in…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Estimating €200/m² for light modernization gives an effective price of €105,400 total, or about €1,146/m² — roughly 75% above the regional benchmark of €657/m². The house is habitable, well photographed and in the town centre with low condo costs, but the asking price represents a clear premium vs local norms.
More on the house and the area
Attractive stone-front terratetto with independent entrance, a classic stone fireplace and a sunny terrace/garden overlooking green Tuscan hills — genuinely livable today. The apartment is structurally sound and habitable but the interior finishes and systems are dated and would benefit from updating to reach their full potential.
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€6,000 – €10,000
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.
- Interiors are dated and need modernisation (bathroom and some finishes/upgrades likely).
- Only one bathroom and limited built-in storage — consider layout updates for modern living.
- Access involves steps from the street; parking not directly at the front door (steep path).
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 74/100The cluster lies in the Tuscan-Romagnol Apennines near the Muraglione area, with forested mountain ridges and the upper valley of the Sieve nearby. Much of the surrounding area falls within the Parco Nazionale delle Foreste Casentinesi, Monte Falterona e Campigna, which includes Monte Falterona and the source area of the Arno within reach of San Godenzo. The nearest ski lifts are the small Campo Stella area above Castiglione dei Pepoli, roughly an hour to an hour and a half by road depending on the exact hamlet; they are not local lifts. Borgo San Lorenzo is the nearest larger town in daily use, with rail connections, supermarkets and basic services. The area is known for chestnut woods, beech forest, mountain walking and the Dante associations of the Abbey of San Godenzo.