Casa bifamiliare
Villetta Bifamiliare Libera su 3 Lati a San Miniato campagna Scopri questa affascinante villetta bifamiliare immersa nella tranquilla campagna di San Miniato, una proprietà che combina spazi generosi e potenziale straordinario. Con 110 m² di superficie abitativa principale più 120 m² commerciali, questa casa…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
Effective cost ≈ EUR 2,241/m² (EUR 245,000 + est. EUR 24,000 renovation on 120 m²) versus the regional baseline EUR 661/m², so it is markedly overpriced.
More on the house and the area
Solid, roomy farmhouse-style home with genuine countryside views and usable living spaces — the kitchen and floors are in place so this is more renovation/refresh than a full rebuild. Several rooms show damp and patchy plaster and the external sheds/roofs need attention, but the property reads as a liveable home with good potential once repaired and modernized.
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€8,000 – €13,000
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.
- Visible damp/mould and peeling plaster on some bedroom walls — remedial work required.
- Cosmetic updating needed throughout (kitchen, paint, finishes) to make it a modern, comfortable home.
- Outbuildings and lean-to roofs look tired and will likely need repair or replacement.
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.