How to negotiate to get a good price for a nearly perfect home for a permaculture project?

Hello, I am passionate about permaculture and I have the chance to do a permaculture project in a mediterreanean climate (europe) and I have found a home which has almost 4 hectares, 98sqm house, one 50-60 sqm place to store agricultural items in a rural place at just few minutes from my actual hometown and a pool (not a natural one though and I still don’t know if it works)

The price is around 215k, but I’d like to realistically bring that down a lot because I would have to do a lot of works on the land and something on the house as well.

I’d like to negotiate A LOT and bring the price down a lot.

I know it just depends on every region and country and everytime is different, but what are some good principles?

The idea is that I want the house but at the right price because every penny I save from buying it it will go on the land.

Thank you and I really hope to join with this movement practically