Villa unifamiliare in San Giuliano Terme
(riferimento agenzia 977) nel comune di san giuliano terme, frazione madonna dell'acqua, annesso agricolo in muratura di 48 mq con terreno adiacente di 3700 mq. l'annesso è dotato di luce, acqua e pozzo. richiesta 70.000 € trattabili. .. (riferimento agenzia 977) ...attenzione!!!!! si specifica che gli indirizzi degli…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
The listing is explicitly an "annesso agricolo" (agricultural outbuilding) and cannot legally be converted to a dwelling; the vendor asks €70,000 for 48 m² with 3,700 m² of land, so this is treated as non-habitable and vetoed.
More on the house and the area
A neat, roofed 48 m² stone/masonry annex with electricity, water and a well sits in a fenced 3,700 m² orchard/field just a few kilometres from the sea — a real, affordable country plot. The building is habitable as an outbuilding but is small and will probably need internal fitting and a formal change of use to become a full-time home.
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€3,000 – €5,000
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.
- 48 m² agricultural annex — very small living area and photos show no clear bathroom/kitchen fittings
- Classified as an 'annesso agricolo' — change of use/permits may be required to use as a full dwelling
- Basic finishes/unknown insulation; interior likely needs fitting out for comfortable full‑time living
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 55/100Monti Pisani (small coastal hills including Monte Serra) rise to the north/northeast, with villages such as Calci and the Certosa di Calci on their slopes. The Arno river crosses the city and reaches the Tyrrhenian Sea at the nearby coastal plain. The Tyrrhenian coastline with Marina di Pisa and the bathing resort of Tirrenia lies immediately west of the urban area. The Parco Regionale Migliarino, San Rossore e Massaciuccoli runs along the coast adjacent to Pisa and includes dunes, pine forest and the San Rossore estate. Pisa International Airport (Galileo Galilei) is immediately beside the city. The urban area contains the Piazza dei Miracoli (Duomo, Baptistery and Campanile) which is a UNESCO World Heritage Site, and the University of Pisa. The land around the city is the Arno alluvial plain with agricultural plots and built industrial/port zones.