Rustico 9 locali, 10130 m² in Via Valdinievole 85, Castelfra
Rustico in asta a Castelfranco di Sotto (PI) – Via Valdinievole 85 (CAP 56022) Il complesso immobiliare in asta è ubicato a Castelfranco di Sotto (PI), in Via Valdinievole n.85, in una zona pianeggiante a vocazione agricola, a poca distanza dal paese di Staffoli. Il contesto è caratterizzato da abitazioni isolate…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Sold at judicial auction
Must be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
This is a judicial auction (asking €67,490) of a rural lot (10,130 m², listed at ≈€7/m²) while the main building is 'al grezzo' with missing systems and incomplete stairs; I estimate a full restore ≈€1,100/m². The auction status and the listing’s missing built-area/condition data make the price risky for buyers.
More on the house and the area
Large rural lot (≈10,130 m²) with an old two‑storey farmhouse and agricultural annex — clear historic character and solid roof/structure but the interiors are unfinished ('al grezzo') and the mechanical systems are absent. This is a project property (needs substantial work, incomplete staircase and no heating) rather than a move‑in home, though the price and generous land make it an interesting renovation/agrarian project via auction.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€4,011,000 – €5,926,000
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.
- Property is 'al grezzo' (unfinished) with internal walls and systems absent
- No heating or utilities present; many impianti missing
- Access is via an unpaved (sterrata) road and the site lies within protected environmental areas (may restrict changes)
- Sale by judicial auction — consult documents/perizia before bidding
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 57/100The cluster lies by the Arno plain at the edge of the Padule di Fucecchio, the large inland marsh between the lower Valdarno and Valdinievole. The Padule di Fucecchio has a protected natural area with wetlands, canals and birdlife. The Arno runs nearby. Within the local area the nearest larger towns are Empoli and San Miniato, with rail services, shops and everyday services; Pisa and Florence are farther out and matter more for work and transport than for the immediate landscape. The area is known for wetland reclamation history and for Tuscany's leather district around Santa Croce sull'Arno.