Intera palazzina da ristrutturare nel borgo di Santa Fiora
Nel cuore del centro storico di Santa Fiora, nell’antico quartiere del Castello, a pochi passi dalla piazza principale, dalle botteghe e dai ristoranti del paese, proponiamo in vendita un’intera palazzina terra-tetto di circa 110 mq, disposta su tre livelli e da ristrutturare. Situata in posizione privilegiata su Via…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €325/m², the €39,000 asking price looks low, but a full renovation estimated around €850/m² brings the effective cost to about €1,033/m² versus €660/m² for comparable local stock. The historic-center setting, panoramic position and flexible layout add appeal, but the property requires substantial work and technical feasibility is not confirmed.
More on the house and the area
The medieval stone façade, traditional shutters, exposed beams, and central position in Santa Fiora’s historic castle quarter create strong character. However, the actual interior photos show a renovation project with unfinished rooms, an outdated kitchen, worn stairs, and no verified finished living spaces; the beautiful furnished images are only renders.
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, €850/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Substantial renovation is required; the real interiors are largely bare, dated, or unfinished.
- The furnished interior images are labeled renders and do not show the current condition.
- Check roof, wiring, plumbing, heating, damp, and the feasibility of the proposed layouts before buying.
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 76/100Monte Amiata rises directly above Arcidosso. The upper slopes are wooded and the mountain has winter ski lifts around Prato delle Macinaie and Cantore, roughly 20–30 minutes by road depending on the access point. The area lies on the edge of the Monte Labbro and Monte Amiata uplands, with chestnut woods and volcanic terrain typical of this part of inland southern Tuscany. The Val d’Orcia UNESCO landscape begins to the north-east but is mostly outside the immediate 15 km radius. Arcidosso itself is a small hill town with a medieval centre and castle. The area is known for chestnuts, woodland, and Monte Amiata as a summer and winter mountain destination for southern Tuscany.