Rustico/casale in Strada Provinciale Pedemontana 91
CAPALBIO - AURELIA GIARDINO Nel cuore della Maremma Toscana, a soli 2 km dal mare di Ansedonia, immerso in un ambiente incontaminato, si trova una delizioso open space accatastato magazzino. L’accesso avviene tramite una suggestiva strada costeggiata da antiche torrette etrusche di grande valore archeologico, che…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Although marketed as a 30 m² loft near the sea for €99,000, the description explicitly states it is registered as a warehouse (magazzino), not a dwelling. The attractive garden and Capalbio location do not overcome the legal-use risk, and conversion to residential use is not confirmed.
More on the house and the area
A beautifully finished tiny Tuscan retreat with an exceptionally attractive private garden, outdoor living area, and sweeping views over cultivated Maremma countryside. The interior is clean, furnished, air-conditioned, and immediately usable, with a bathroom and sleeping area rather than a renovation project. Its major weakness is legal and practical: it is registered as a warehouse and is extremely small for full-time living.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€12,000 – €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.
- The property is registered as a warehouse/magazzino, not clearly as a legal residence; residential use and conversion permissions must be verified.
- At only 30 sqm, it is a very compact one-room home suited mainly to one or two people.
- The kitchen is minimal, with a small induction setup rather than a full fitted kitchen.
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 72/100Within the local 15 km radius are the Tyrrhenian Sea coast and coastal habitats. Lago di Burano (Riserva Naturale Lago di Burano), a small coastal lake and reedbed reserve, lies nearby. The Giardino dei Tarocchi (Tarot Garden) by Niki de Saint Phalle is located close to Capalbio in the Garavicchio area. Capalbio is a hilltop, walled town with a medieval fortress (Rocca) at its centre. The surrounding landscape is the low-lying Maremma: olive groves, vineyards and arable farmland on gentle hills and plains. The nearest larger town with a railway station and broader services is Montalto di Castro (on the Rome–Grosseto line); the provincial capital Grosseto lies further north. There are no ski lifts locally (the nearest mountain skiing is on Monte Amiata, well inland). The area is part of the historical Maremma and is known regionally for its coastline, agricultural products (olive oil, wine) and the Tarot Garden.