Rustico/casale
Comune di Fauglia a 20 km dall' aereoporto di Pisa, a km e a 24 km dal mare di Livorno in collina, casa colonica libera su 4 lati con terreno circostante. Tipico casolare Toscano suddiviso in tre unita' con terreno di circa 3000mq. Varcata la soglia della proprietà, ci troviamo subito di fronte all’immobile, dove al piano terra si sviluppa...
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
Asking €630,000 for 421 m² is €1,496/m² vs the regional median of €500/m²; assuming a modest €200/m² for works gives an effective ≈€1,696/m², well above the local baseline. The property has many photos and desirable Tuscan location, but the price is high for the area's typical stock.
More on the house and the area
A beautifully restored Tuscan casale with real character — terracotta floors, brick arches, beamed ceilings and a grand fireplace — and fully fitted kitchens and bathrooms making it move-in ready. The setting and outdoor space are lovely, though the farmhouse is split into three units with a modest plot (~3,000 m²), so check the layout/ownership and services before committing.
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€28,000 – €47,000
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 arranged as three separate units — check current layout/ownership and any rental/renovation implications.
- Land is circa 3,000 m² (pleasant but modest for a farmhouse) — verify boundaries and olive/planting rights.
- Confirm utilities, heating system details and any conservation restrictions before purchase.
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 56/100The area is the low hills south-east of Livorno and west of Pisa, with cultivated ridges, olive groves, patches of woodland and small valleys rather than a single named landscape feature. The nearest significant water feature is the Arno plain toward Pisa and the Tyrrhenian coast around Livorno and the Collesalvetti plain, but the cluster is inland. Pisa is the nearest city of size, with full services, rail connections and the Piazza del Duomo ensemble with the Leaning Tower, a UNESCO World Heritage Site. Livorno is also close for port services and the coast. The wider area is known for mixed agriculture, olive oil and wine from the Pisan hills.