Piazza Padella, 7, Vagliagli
Tribunale: Siena RGE: 49/2019 PVP: 4648250 Lotto 1: diritti di piena proprietà su abitazione di tipo popolare e magazzino, entrambi ubicati a Castelnuovo Berardenga, frazione Vagliagli, piazza Padella, 7 e censiti al catasto urbano del ridetto comune al foglio 1, particella 177, subalterni 4 (categoria A/4, classe 3,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a judicial auction and the description reveals divided ownership shares, including only 10/18, 5/18, and 3/18 interests being assembled for sale. At an estimated €700/m² renovation cost, the €49,000 asking price implies roughly €941/m² effective cost, but the legal structure is the decisive risk.
More on the house and the area
The historic village setting and ornate traditional façades offer genuine character, with an appealing 203 sqm footprint at a very low price. However, the actual interior appears severely outdated and not move-in ready, while the bright kitchen and bathroom images look like proposed or illustrative renovation visuals rather than the existing home.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €71,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The property needs substantial renovation; the real interior shown is dark, worn, and outdated.
- Auction purchase with complicated ownership shares and legal due diligence required.
- No usable kitchen or bathroom is clearly proven in the existing condition; the polished interior images appear to be renovation renderings.
- Energy class G and utilities/structural condition should be independently verified.
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 74/100This is in the Chianti hills at the edge of the Crete Senesi, with a landscape of vineyards, olive groves, wooded ridges and farmed clay hills. The Ombrone basin lies nearby, and the Arbia valley is part of the local landscape. Much of the area falls within the Chianti Classico wine zone. Siena is the nearest city of size, with its medieval historic centre, and it is within everyday reach. The area is known for wine estates, olive oil and agriturismo countryside.