Casa indipendente in Castell'Ottieri
ZONA TERME - INTERO PALAZZO OTTIMO PER B&B In toscana provincia di Grosseto _ vicino terme Sorano Pitigliano Saturnia Castell'Azzara Elmo Montorio - in località castell'ottieri borgo medievale -Vendita - intero terratetto palazzo d'epoca indipendente su 3 livelli _ di 9 vani _ circa 220 mq _ tra abitazione e altri locali annessi magazzini cantina- trattativa solo con interessati.
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing mixes about 220 sqm of dwelling space with 'altri locali annessi magazzini cantina', so a material part appears to be storage/non-habitable space rather than clean residential area. Even though the asking price is only about €245/m² versus a €878/m² baseline, the unclear habitable surface and annex/storage wording are a veto-level risk for a foreign buyer seeking a straightforward dwelling.
More on the house and the area
This is a genuine old village palazzo with a handsome facade, shutters, beams and a characterful vaulted cellar. It looks like a real, usable house rather than a shell, but the interiors are very tired and would need substantial modernization to feel dream-home level. At €49k for around 200 sqm in Tuscany, the size and period character create strong bargain 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€40,000 – €70,000
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.
- Interiors are dated and need significant cosmetic updating.
- Only one bathroom is shown/listed for a very large house.
- Some signs of wear/damp are visible on walls and lower areas.
- No view, garden, or outdoor living space is proven in the photos.
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.