Casa indipendente in Strada Comunale della Traiana s.n.c, Campogialli, Terranuova Bracciolini,
TERRANUOVA BRACCIOLINI fraz. Traina appartamento indipendente sito al primo piano di circa 100 mq composto da cucina, soggiorno, due camere da letto e bagno, al piano terreno cantina e garage di circa 30 mq.
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Price €65,000 plus estimated renovation €700/m² → €73,500 (105 m²) gives effective €138,500 or ≈€1,319/m², well above the regional baseline €531/m². The ad describes an 'appartamento' with garage/cantina while the listing type is 'Villa' (contradiction); the property is inland (91 km from the sea) and needs substantial work, so this looks overpriced.
More on the house and the area
Solid, traditional first-floor apartment with intact terrazzo floors, usable rooms and a cellar/garage — good bones for a comfortable home. Interiors are dated but livable, making this a value buy for someone willing to modernise.
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€21,000 – €37,000
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.
Show more
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 needs renovation and cosmetic updating (kitchen, bathroom, finishes).
- Old boiler/heating equipment visible — likely needs servicing or replacement.
- No photos of exterior/views or private garden; only one bathroom.
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 is on the slopes between the upper Valdarno and the Pratomagno massif. The Ciuffenna stream runs through Loro Ciuffenna, and the Arno valley lies nearby. The Pratomagno is the named mountain range within this radius, with forested ridges and high pasture above the settled belt. The nearest town of size is Montevarchi in the Valdarno, with rail services, shops and everyday services; San Giovanni Valdarno is also nearby with a larger town centre and rail links. Loro Ciuffenna has Bandiera Arancione status. This part of Tuscany is known for olive groves, terraced slopes and stone villages between the Valdarno floor and the Apennine foothills.