Rustico/casale
San frediano, in un ottimo contesto residenziale, proponiamo in vendita un rustico a solo di circa 160 mq, circondato da iardino esclusivo su tre lati, ideale per vivere appieno gli spazi all'aperto e godere di piacevoli momenti di relax e convivialità. Al piano terra troviamo un accogliente soggiorno con camino, una cucina abitabile con accesso diretto al giardino, dove...
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 €350,000 (estimated effective €2,388/m² including €200/m² renovation) versus the regional median ~€500/m² — ~4.8× local typical price. Listing omits building condition/year and includes only 1 photo, so details are missing.
More on the house and the area
The listing describes a 160 m² single farmhouse with a garden on three sides, a living room with fireplace and a kitchen with direct garden access — features that could make a very pleasant family home. However, with no photos and no condition details provided, the property needs an in-person inspection to confirm livability and any renovation needs before it can be rated higher.
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€11,000 – €18,000
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.
- No photos available — visual condition and character cannot be verified
- Seller-provided description only; structural/finishing condition and utilities not stated
- Price appears high for the typical 'cheap' catalog — verify value and recent renovations
- Verify legal status/permits for a 'rustico' conversion if applicable
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 46/100The area is the lower Arno plain, with flat farmland, drainage canals and scattered settlements between Pisa and Pontedera. The Arno runs nearby. Pisa is the nearest city of size, with the Campo dei Miracoli and the Leaning Tower. The Monti Pisani rise to the north at roughly the edge of the 15 km radius. This part of the province is known for agriculture and for being on the main corridor between Pisa, Lucca and Florence.