Rustico/casale in Via San Giovanni Arena Metato 46
TERRATETTO TRILOCALE - ARENA METATO - SAN GIULIANO TERME Proponiamo in vendita una soluzione semi-indipendente situata ad Arena Metato, frazione del comune di San Giuliano Terme. Accediamo alla proprietà tramite un cancello in comune. L'ingresso si trova al piano terra, dove troviamo una cucina abitabile con angolo cottura e tavolo da pranzo, un comodo ripostiglio sottoscala e un...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Listed at €149,000 for 83 m² (1,795 €/m²); with a modest renovation allowance of €200/m² the effective price is ~€1,995/m², roughly 4× the regional baseline of €500/m², so this is overpriced. The listing does not state the condition or the energy class.
More on the house and the area
Bright, well-presented semi‑detached terratetto that feels move-in ready: clean kitchen, sunny living room with a working fireplace and spacious bedrooms. Practical gated courtyard/parking adds real usability, but the exterior is modest and there are no spectacular views.
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€6,000 – €9,000
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.
- Plain exterior/facade needs cosmetic refresh
- Small private courtyard only — limited outdoor space/parking
- No notable views (village setting)
- Single bathroom
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 74/100The cluster lies between the Apuan Alps and the lower Serchio plain. The Serchio river reaches the sea in this area. Much of the nearby coastal side falls within the Migliarino, San Rossore, Massaciuccoli Regional Park, with pinewoods, dunes, marshland and the Lake Massaciuccoli basin within the local landscape. The nearest coast is the sandy shore around Marina di Vecchiano. Pisa is the nearest city of size, with a full range of services and the Piazza del Duomo UNESCO site. The area is known for the park landscapes between the river plain and the coast, and for access to the Pisan plain and Versilia edge.