Castiglione d'Orcia
Tribunale: Siena RGE: 114/2024 PVP: 4652844 Diritti di piena proprietà su unità immobiliare abitativa di tipo economico/popolare, facente parte di più ampio fabbricato nel Comune di Castiglione d’Orcia (SI), all'interno del Centro Storico della Frazione “Campiglia d’Orcia", in Via Due Sentieri n. 23-25.L’unità…
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Connections
See what needs doing and what each job costs
This is a judicial auction, which makes it unsuitable for buyers seeking a normal purchase. The listing calls it habitable, but also reports poor overall condition, inactive systems, uncertain measurements, and substantial maintenance needs.
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€11,000 – €19,000
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 96/100The cluster sits inside the Val d'Orcia cultural landscape (UNESCO World Heritage). The Orcia river runs through the valley around Castiglione d'Orcia. Monte Amiata (a distinct summit/volcanic massif) is within the local 15 km radius. Thermal springs and spa sites are present nearby, notably Bagno Vignoni and other thermal baths in the Val d'Orcia area. The nearest ski lifts are on Monte Amiata (access by road, roughly a 30–40 minute drive depending on conditions). Nearby towns include San Quirico d'Orcia (local services and shops), Pienza (historic centre included in the Val d'Orcia UNESCO listing) and Radicofani (notable for its medieval fortress, the Rocca). The area is known for agricultural production (wheat, olives, vineyards) and for wine and food tourism linked to nearby Montalcino/Brunello production.