Casa indipendente in Via Mario Pieri 23
Terratetto con giardino a Castel del Piano, località Ciaccine. L'immobile, con doppio ingresso, è composto da ingresso/cucina, camera da letto e bagno al piano rialzato, soffitta adibita a camera al piano primo. Collegato con l'appartamento, con una scala a chiocciola, troviamo una graziosa taverna, un cucinotto ed un…
What it really costs
See what needs doing and what each job costs
At €53,000 for 87 sqm, the ask is €609/sqm versus a low-stock baseline of €690/sqm in Tuscany country houses; with a likely habitable-condition allowance of about €200/sqm, the effective cost is about €809/sqm, still plausible for a 5-room home with garden. The description reads as a usable terratetto with kitchen, baths, bedrooms and taverna, and 20 photos with no legal-use warning or auction signal support a strong but not extreme deal.
More on the house and the area
This is a real, usable little Tuscan house rather than a shell, with beamed ceilings, a rustic tavern feel, and a decent green outlook over its own garden toward the hills. The wow comes more from charm and value than from beauty-pageant visuals: it is habitable now, but dated, modest, and would benefit from refreshing to feel truly dreamy.
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€6,000 – €10,000
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 quite dark.
- Attic bedroom has low ceiling/limited usability.
- Garden is basic and dry rather than landscaped.
- Kitchen and bathroom look functional but old-fashioned.
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 73/100Monte Amiata rises immediately above Castel del Piano, with chestnut woods and the upper slopes of the volcanic massif within the local area. The Monte Amiata area is protected by the Parco Faunistico del Monte Amiata. The nearest ski lifts are on Monte Amiata around Prato delle Macinaie and Cantore, roughly 15–20 minutes by road depending on the access point. Arcidosso is the nearest small centre of note on the mountain, and the wider area looks toward Montalcino and the Orcia valley to the north-east, though those are outside the immediate radius. This part of Tuscany is known for chestnuts, mountain woodland and Montecucco wine on the lower slopes.