Casa indipendente in Località Macchie
Siamo alle Macchie, grazioso borgo del Comune di Arcidosso, a circa 750 metri sul livello del mare, in uno straordinario contesto ambientale. L’abitazione in vendita, in ottime condizioni, è composta di soggiorno con caminetto e cucina al piano terreno, due camere da letto, ognuna dotata di bagno, uno studio e terrazza al piano primo. Cantina al piano seminterrato. Ampio giardino...
What it really costs
See what needs doing and what each job costs
At €75,000 for 85 sqm, the ask is €882/sqm; described as in very good condition, I estimate about €200/sqm light renovation, for an effective ~€1,082/sqm. That is well above the local cheap-stock baseline of €714/sqm, so despite the nice setting, garden and solid photo count, it looks more ordinary than discounted.
More on the house and the area
This is a genuinely usable village home in a beautiful green Tuscan setting, with a lovely terrace outlook over woods and rooftops. Inside it has real character from the beams, fireplace and traditional feel, though the finishes are modest and a bit old-fashioned rather than polished. It looks move-in ready, with bathrooms, kitchen and bedrooms all functioning, so the wow comes from livable charm rather than luxury.
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 – €9,000
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 somewhat cramped in parts, especially the kitchen.
- Exterior is plain rather than striking.
- Some ancillary spaces/garage outbuilding look rough and may need work.
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 74/100Monte Amiata rises immediately above Arcidosso, with chestnut woods and the volcanic slopes of the mountain defining the area. The upper Val d'Orcia lies to the north-east within this radius, and the Amiata territory includes villages with preserved historic centres such as Arcidosso itself and Santa Fiora. The Monte Amiata area is known for chestnuts, beech forest, springs and winter skiing; the nearest ski runs are on Monte Amiata around Prato delle Macinaie and Pian della Contessa, roughly 20–30 minutes by road from Arcidosso depending on access point. Grosseto is the nearest larger town for full services and rail connections. This is part of the Amiata mountain area, a named landscape in southern Tuscany.