Empoli - fienile libero su 4 lati da ristrutturare
Il fascino della campagna a soli 5 minuti dal centro di Empoli - Rif. C109 In posizione tranquilla e immersa nel verde, proponiamo in vendita caratteristico fienile libero su quattro lati, una soluzione dal grande fascino e dalle interessanti potenzialità, ideale per chi desidera realizzare una casa indipendente e…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Asking €65,000 plus an estimated €700/m² refurbishment (≈€52,500) gives an effective cost of ≈€1,567/m² — over three times the regional baseline of €500/m². Close to Empoli and with a 200 m² garden, but full conversion/deruralizzazione and lack of existing bathrooms make this an expensive renovation project.
More on the house and the area
Charming traditional Tuscan fienile with characteristic ventilated brick gables and an exclusive garden (~200 m²), just 5 minutes from Empoli. The current photos show a largely derelict, uninhabitable shell with roof damage, cracked masonry and no services — full renovation and deruralizzazione are required. The €65k price is a real bargain for someone ready to take on a substantial rebuild and structural work.
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€15,000 – €27,000
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.
- Major structural and roof repairs needed (visible cracks and missing tiles).
- Interior is a raw shell with rough walls/floors and no bathrooms or kitchen.
- Sale requires deruralizzazione/change of use before residential occupancy.
- Structural survey and permits/works will be significant costs and timeline.
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 68/100The area is in the lower Arno valley between the Montalbano hills and the plain around Empoli. The Arno runs nearby, and the Padule di Fucecchio wetland lies within this area to the west. The Montalbano ridge rises close by with olive groves, woods and scattered hill villages. Cerreto Guidi is known for the Medici villa, which is part of the UNESCO serial site of Medici Villas and Gardens in Tuscany. Empoli is the nearest larger town and has rail links, services and a substantial historic centre. The area is known for mixed agricultural countryside with vines, olives and small hilltop settlements.