Terratetto da ristrutturare a Foiano della Chiana
TERRATETTO Piazza Santa Cecilia NEL CENTRO STORICO DI FOIANO DELLA CHIANA Nel cuore del centro storico di Foiano della Chiana, proponiamo in vendita un ampio terratetto centrale di circa 230 mq, caratterizzato da doppio ingresso indipendente. Grazie alla posizione e alla notevole metratura, l'immobile rappresenta una…
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
Asking price €55,000 (≈€344/m²) is a deep discount versus the regional baseline €656/m², but estimated renovation (€700/m² → €112,000) pushes the effective price to ~€167,000 (≈€1,044/m²), well above the baseline. The listing text claims ~230 m² while the facts list 160 m², a clear contradiction that reduces confidence.
More on the house and the area
Large, authentic terratetto in the heart of Foiano with a photogenic façade, windows onto the piazza and a handsome brick fireplace. The apartment is structurally a usable home but very dated — livable after modest works but best as a renovation project to modernize kitchens, bathroom and some back areas. At €55k for the size and location it’s a real bargain for someone wanting to live in the historic centre or create a B&B.
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€32,000 – €56,000
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.
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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.
- Needs renovation throughout (kitchen, bathroom, finishes and some structural updating possible)
- No private garden or terrace — views onto the piazza only
- Ground-floor and attic/cellar areas are rough and need work
- Central piazza location can mean noise and limited private parking
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 62/100This is the Val di Chiana, a broad agricultural plain with low hills around it. The Canale Maestro della Chiana runs through the area. Lake Trasimeno is within about 15 km to the east from parts of this area, with its lakeside settlements and shore roads. Cortona is the nearest larger historic town, with a substantial old centre on the hillside above the plain. The area is known for arable farming and the Chianina cattle tradition.