Terratetto plurifamiliare in San Miniato
Terratetto Libero su 3 Lati a San Miniato - Opportunità di Ristrutturazione Scopri questa affascinante villetta a schiera in posizione strategica nella campagna di San Miniato, perfetta per chi desidera creare la propria casa da zero. Con 120 mq calpestabili e 130 mq commerciali, questa proprietà offre ampi spazi da…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Damp
See what needs doing and what each job costs
Asking price €35,000 but a full-renovation estimate of €700/m² (120 m² → ~€84,000) yields an effective price of ~€119,000 (~€992/m²), well above the local median of €658/m²; the listing states a complete renovation (energy class G) and includes a garage and garden, with 5 photos.
More on the house and the area
Classic small Tuscan terratetto with original wooden beams and a fireplace that give real character, plus a courtyard/garden and an unbeatable price. The house is a usable home but clearly needs a thorough renovation (damp repairs, finishes and likely structural checks) to become a comfortable family residence.
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€24,000 – €42,000
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.
- Needs complete renovation of finishes (plaster, painting, bathrooms)
- Signs of damp/peeling plaster on walls — investigate rising/penetrating damp
- Temporary props under the ceiling beams visible — obtain structural inspection
- Only one bathroom; layout/modernisation required
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 61/100The area sits in the lower Arno valley among cultivated hills and plain between the Valdarno and the Pisano–Fiorentino countryside. The Arno runs nearby. San Miniato has a substantial historic hilltop centre with medieval and early modern buildings, and the town is known for white truffles. Within this part of Tuscany the surrounding landscape is mainly farmland, vineyards, olive groves and small woods, with larger urban services in the Pisa–Empoli corridor.