Villa unifamiliare in Castiglione della Pescaia
OTTIMA OCCASIONE - ASTA IMMOBILIARE LOTTO UNICOUna proprietà superficiaria costituita da: Un appartamento di civile abitazione posto nel Comune di Castiglione della Pescaia, via del Gabbiano - zona Poggio D’Oro - Via DEL GABBIANO ZONA POGGIO D'ORO ... Simplex Domus aiuta famiglie e aziende a comprare immobili…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction listing ("asta immobiliare"), which is a veto red flag for this catalog. The headline price is low at €46,911 (€169/m²) in a strong coastal Tuscany location, but auction/legal complexity overrides the apparent discount.
More on the house and the area
This is a real, usable coastal villa/apartment rather than a shell: it has finished rooms, bathrooms, kitchen, terrace and a private paved garden/courtyard. The angular 1980s exterior is distinctive and the outdoor space adds appeal, but the interiors are dark, dated and not especially beautiful. Strong value for Castiglione della Pescaia at this price, though the wow comes more from size and location than from photogenic living spaces.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€18,000 – €31,000
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.
- Photos are auction-style and incomplete, so key details may be missing
- Interiors look dated and somewhat cluttered, likely needing cosmetic updating
- No clear sea view shown despite being near the coast
- Auction sale may involve legal/occupancy checks
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 82/100The cluster is on the Maremma coast by the Tyrrhenian Sea, with long sandy beaches, coastal pinewoods and the marsh and lagoon landscape of the Diaccia Botrona nature reserve at the mouth of the Bruna. The hills behind the coast rise into the low wooded relief of the Colline Metallifere within short distance inland. The nearest town of size is Grosseto, which has full services, a rail station and a walled historic centre. Castiglione della Pescaia itself has a medieval hilltop old town and castle above the harbour. The area is known for coastal wetlands, beaches and Maremma countryside.