Casa indipendente 7 locali, 211 m² a null Montebuono 14, Sor
Casa indipendente in asta a Sorano (GR) – null Montebuono 14 L'immobile in asta è un compendio immobiliare situato nel Comune di Sorano, in località Montebuono, con accesso dalla S.P. 145 di Montebuono. Il fabbricato principale, costruito nel 1970 e parzialmente ristrutturato, si inserisce in un contesto rurale…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
This is an auction listing and includes 455.2 sqm of agricultural outbuildings plus 19 hectares of land; the ground-floor unit is explicitly C/2 storage, not a lawful dwelling, despite being used as living space. Although the asking price is only €346/m² vs a €531/m² baseline, the legal/use issues and mixed agricultural compound status override the apparent discount.
More on the house and the area
This is a large rural Tuscan property with terrace, garden and extensive agricultural land, so it has real lifestyle appeal beyond the house itself. The main building looks structurally substantial and usable rather than a ruin, but the architecture is fairly plain and the maintenance level appears only mediocre. It feels more like a practical farmhouse project with land than an immediate dream-home scroll stopper.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€42,000 – €74,000
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.
- Only exterior/auction photos are shown, so interior charm and exact livability are unproven.
- Condition is described as mediocre/needs renovation rather than move-in ready.
- Part of the ground floor is cadastrally C/2 despite being used as living space.
- This is an auction property, so condition and legal/occupancy details need checking in the survey.
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 86/100This is the tuff country of southern Tuscany, with ravines cut into volcanic rock and a dense network of vie cave around Sorano, Sovana and Pitigliano. The Fiora river valley lies nearby. The area includes the Parco archeologico Città del Tufo around Sorano and Sovana. Pitigliano is the nearest larger hill town in the immediate area, with a substantial historic centre on a tuff spur; farther out, Orvieto and Grosseto are the main larger service towns. Sovana has a Romanesque cathedral and an intact small historic centre, and both Sorano and Sovana are in the Borghi più belli d'Italia network. The area is known for Etruscan settlement remains, rock-cut roads and hill towns built directly on tuff cliffs.