Casa indipendente in Viale Antonio Gramsci 12
Residenza d'epoca con corte privata, camino, cantina e vista panoramica sulle colline senesi, in vendita a San Casciano dei Bagni. Residenza d'epoca parzialmente ristrutturata in un contesto prestigioso e tranquillo, vicino alle terme, con camino in pietra, corte privata e vista panoramica. Situata in un ambiente…
What it really costs
See what needs doing and what each job costs
At €99,000 (€1,320/m²), this partially renovated 75 m² country house is already well above the local €708/m² reference; allowing roughly €37,500 for remaining work raises the effective cost to about €1,820/m². The private courtyard, panoramic views, cellar, pool and proximity to San Casciano dei Bagni’s thermal baths add lifestyle value, but the listing does not specify the exact works still required or the building’s technical details.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€9,000 – €15,000
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.
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 70/100Monte Cetona (peak c.1,150 m) and its wooded foothills lie within the local 15 km landscape and form the nearest named massif. The immediate surroundings are hilly countryside with mixed farmland, olive groves and woodland typical of southern Siena. No major lake or sea frontage is within the 15 km radius. The comune is known for natural thermal springs and bathing establishments with a history of use dating to Etruscan and Roman times. Nearby small towns include Cetona and Sarteano; larger service centres such as Chiusi and Chianciano Terme are roughly 20–30 km away and provide rail and motorway links. There is no national park centred on the town; the nearest ski facilities are on Monte Amiata (driving roughly 45–60 minutes). The area sits close to the regional borders with Umbria and Lazio.