Via Lucardese, 25, Castelfiorentino
Tribunale: Firenze RGE: 165/2010 PVP: 4623194 Trattasi di unità immobiliare ad uso civile abitazione al grezzo, disposta su due livelli, composta da cucina-soggiorno, oltre servizio e accessori al piano terreno, due vani oltre servizi e accessori al piano primo, oltre resede esclusivo; completa la proprietà un locale…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Kitchen
See what needs doing and what each job costs
This is being sold at judicial auction, which adds legal/process risks. The text describes the unit as 'al grezzo' (shell) while the listing claims 'Renovated' and photos are not real; estimating finishing at €700/m² yields an effective price ≈€141,700 (≈€1,276/m²) versus the local median €657/m².
More on the house and the area
Clean, simple modern interiors (new floors, lighting and tiling started) inside an old, characterful townhouse with a separate garage. Nice value for the price but it’s essentially a partly‑finished unit in a worn building and sold via an auction process — expect completion works and legal checks before it becomes a real, 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€22,000 – €39,000
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.
- Advertised as 'al grezzo' / auction lot — interior still needs finishing (kitchen, some bathroom fit‑offs, doorframes).
- Exterior façades and communal courtyard show heavy wear and likely require building-level repairs.
- Shared/outdoor land partly owned by third parties; there is an option-to-buy clause to sort ownership after purchase.
- Listing states some images are indicative and not the actual rooms — verify real photos and plans before bidding.
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 area is in the Valdelsa, with low farmed hills, small woods and a settled rural landscape between the Elsa valley and the ridges toward Empolese and Chianti. The Elsa river runs through Castelfiorentino. Empoli is the nearest larger town and has a full range of services and rail links; Florence, Pisa and Siena are farther but matter mainly for transport and work rather than for the immediate landscape. San Gimignano and the more distinctive central Tuscan hill landscapes are outside the 15 km radius. The area is known for mixed agriculture with vines and olives and for the dense pattern of small historic centres typical of inland Tuscany.