Via della Collina, Vernio
Tribunale: Prato RGE: 15/2025 PVP: 4628130 Fabbricato del tipo terra- tetto: piano terra- piccolo ingresso con scala per l’accesso al piano superiore, cucina, sala due camere e piccolo w.c.; -piano primo- piccolo disimpegno, tre camere, piccolo w.c. in aggetto al fabbricato, ripostiglio e bagno w.c.; -piano…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial-auction listing (Tribunale: Prato), which is a veto risk; the listing gives no clear condition and states the images are only indicative. Assuming €700/m² to renovate gives an effective price of ~€902/m² (total ≈€144,250), above the local baseline €658/m², so it’s not an outright bargain and carries auction-specific risks.
More on the house and the area
Well-priced terra-tetto with clearly usable, recently tiled interiors and usable cellar space; looks habitable with light finishing. Not a picturesque Tuscan farmhouse — plain urban exterior but a real, affordable home with a private resede and room for improvement.
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.
- This is an auction/property-judicial listing — verify legal status and required steps before bidding.
- The ad notes images may be indicative — request real photos and the full perizia/planimetry.
- Age and structural condition aren’t documented (no energy class); inspect roof, services and basement for damp before purchase.
- Bathrooms and some finishes look small/partly refitted — expect minor works or final touches.
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 68/100The cluster is in the northern Prato Apennines, on the Tuscan-Emilian Apennine ridge. The Bisenzio valley runs through the area, with wooded slopes, small upland hamlets and the reservoir of Lago di Santa Maria just to the north near Vernio. Part of this mountain area falls in the Monteferrato and Calvana protected system to the south-east, while the higher ridge toward Montepiano and Monte Tavianella is the everyday landscape here. The nearest ski area is Doganaccia above Cutigliano, roughly an hour or more by road depending on the hamlet. Prato is the nearest city of size, with full services, rail links and a substantial historic centre; Bologna is also practical via the Apennine road and rail corridor. The area is known for chestnut woods, sandstone villages and the old Apennine routes between Tuscany and Emilia.