Casa indipendente in Via delle Città
Casale tra le colline di Certaldo Rif. wg-96-0926 In splendida posizione collinare, immerso nella tranquillità e nel verde delle campagne di Certaldo, proponiamo interessante proprietà composta da un casale suddiviso in tre appartamenti indipendenti, ideale sia come abitazione privata sia come investimento per attività…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
Price €230,000 + estimated renovation €55,000 (200€/m²) = €285,000 → €1,036/m², about 36% above the local baseline of €761/m² for similar properties, so this is overpriced. The listing notes one ground-floor apartment was recently renovated but overall condition is not specified.
More on the house and the area
Beautiful Tuscan casale with original brick vaults, exposed beams, olive grove and wide valley views — very photogenic and full of historic character. One apartment looks recently refreshed so the property is largely liveable, but secondary rooms and outbuildings need work before full use.
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€18,000 – €31,000
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.
- Some parts are rustic/storage and will require renovation
- Outbuildings/sheds appear dilapidated
- Verify utilities/heating and energy certification
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 72/100The area sits in the Val d'Elsa, with cultivated hills, vineyards, olive groves and wooded ridges. The Elsa river runs through the wider valley. Certaldo Alto is the preserved medieval upper town, and San Gimignano is the nearest major landmark in the same hill landscape, with its towered historic centre and UNESCO status a short distance away. Florence and Siena are the nearest cities of size and provide the main services and rail connections beyond the local town. The area is known for wine, olives and the historic hill towns of central Tuscany.