San Valentino
A Sorano, borgo della maremma è certa la presenza degli etruschi come testimoniano le numerose aree con tombe a camera, i colombari, le misteriose ed affascinanti vie cave. Della fase romana, successiva a quella etrusca non si hanno molte tracce ma il nome "Soranus" sembra testimoniarne la romanità. Sorano è un…
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 €95,000 for 170 sqm, the ask is €559/sqm, below the local baseline of €650/sqm, but the home is described as needing renovation, so the effective cost is about €1,259/sqm including ~€700/sqm works. Large authentic townhouse with heating, garage, 39 photos and no obvious legal issues; the historic Sorano area adds some appeal, but after renovation it is not a deep bargain.
More on the house and the area
This feels like a real old Tuscan house rather than a shell: stone entrance, travertine stairs, heavy beams, arches and fireplaces give it strong character. It is clearly usable with kitchen, bathroom and furnished rooms, but it needs modernization and some repair work, with at least one rough damaged area dragging the condition down. For 170 sqm in a historic Sorano-area borgo, it still has genuine dream-home appeal.
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€34,000 – €60,000
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.
Show more
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.
- Needs renovation and updating throughout
- One service/storage area shows significant damp or deterioration
- Kitchen and bathroom are functional but dated
- No view photos shown, so the dramatic borgo setting is not visually proven
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 81/100The area is in the tuff country of the southern Maremma and the Tufo hills, with ravines cut into volcanic rock and cultivated uplands around them. The Lente river runs through Sorano and the same tuff landscape continues toward Sovana and Pitigliano, both within about 15 km, with extensive rock-cut vie cave and historic settlements built on tuff spurs. This is the inland part of the Archaeological Area of the Tuff Cities. Monte Amiata rises farther to the northeast and is a presence in the wider horizon, but it is outside the immediate 15 km landscape. Pitigliano is the nearest notable town of size in the immediate area, with full daily services in addition to the larger service centres farther off. The area is known for Etruscan remains, tuff villages and wine-growing in the southern Tuscan interior.