Villa in Via San Martino Sud 10
V. ze NAVACCHIO In zona residenziale, a due passi dai principali servizi, casa singola tipo Viareggina. Sviluppata al piano terra rialzato, ibera su 4 lati ed internamente composta da ingresso tradizionale, soggiorno, sala pranzo, cucinotto separato, tre camere, ripostiglio e bagno con finestra. All'interno del…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Effective price ≈ €2,731/m² (€329,000 + est. €26,000 renovation / 130 m²) versus local median €533/m² — a large premium. Listing gives only 1 photo and no stated condition, so information gaps and possible overpricing.
More on the house and the area
Classic Tuscan ‘viareggina’ layout with a private garden and outbuildings — a straightforward, liveable family home on one level. Photos of the actual interiors and confirmation of utilities/finishes are needed, but the plan and outdoor space make this a charming, practical property rather than a project.
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€9,000 – €14,000
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.
- Only a floorplan and description provided — no interior or exterior photos to judge condition or finishings.
- Condition and utilities not stated; seller notes service rooms in the garden but interior state unknown.
- Single bathroom for four bedrooms may need updating or adding a second bath.
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 46/100The area is the lower Arno plain, with flat farmland, drainage canals and scattered settlements between Pisa and Pontedera. The Arno runs nearby. Pisa is the nearest city of size, with the Campo dei Miracoli and the Leaning Tower. The Monti Pisani rise to the north at roughly the edge of the 15 km radius. This part of the province is known for agriculture and for being on the main corridor between Pisa, Lucca and Florence.