Rustico/casale
L'agenzia propone in vendita, immerso nella campagna nei pressi di Cinigiano, un caratteristico rustico indipendente di circa 97 mq, circondato dal verde e da uno splendido panorama sulle colline della Maremma Toscana. La proprietà rappresenta una soluzione dal grande potenziale per chi desidera realizzare una casa in…
What it really costs
See what needs doing and what each job costs
At €65,000 for 97 sqm, the asking price is €670/sqm, already above this low-stock baseline of €519/sqm in Toscana farmhouses. The text suggests a project with 'grande potenziale' rather than a habitable home, so I estimate about €900/sqm renovation, making the effective cost roughly €1,570/sqm, which weakens the deal despite the attractive Maremma countryside setting.
More on the house and the area
The setting is genuinely appealing: a simple stone farmhouse shape in open Tuscan countryside with wide Maremma hill views. But this is not a livable home yet—the photos show warehouse/storage interiors rather than domestic rooms, with no bathroom and no real finished living space. It has dream-project charm, not move-in wow.
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€19,000 – €34,000
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.
- Currently configured as storage/magazzino, not a ready home
- No bathroom shown and no fitted kitchen
- Interiors are basic utility spaces and likely need full conversion
- Rural access and services/utilities should be verified
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 68/100Monte Amiata rises just east of Cinigiano, with the lower slopes and chestnut-wooded uplands within the 15 km radius. The Ombrone valley lies to the west and northwest, and the local landscape is a mix of cultivated hills, olive groves, vineyards and small woodland blocks. Montalcino is the nearest town of note to the north, with a substantial historic centre and wine production. This area is known for Montecucco wine and for olive oil from the Amiata and Maremma transition zone.