Villetta a schiera in Via XX Settembre 10
Casa Sipario "Un sipario che si apre è una promessa: il momento esatto in cui la realtà sfuma e inizia la magia. " Nel fascino senza tempo del centro storico di Piancastagnaio, a pochissimi passi dallo storico Teatro Comunale, si sviluppa questo caratteristico terra-tetto. La dimora è interamente caratterizzata da splendidi soffitti con travi in legno a vista, un...
What it really costs
See what needs doing and what each job costs
At €35,000 for 80 sqm, the asking price is about €438/sqm; assuming habitable but not newly renovated condition from the description, the effective cost is roughly €638/sqm (€438 + €200 renovation), very close to the local baseline of €650/sqm. Historic-center location in Tuscany and a complete-looking listing with 20 photos support the score, but there is no clear evidence of a full renovation.
More on the house and the area
This is a genuinely livable stone borgo townhouse with lots of Tuscan character: exposed beams, a fireplace, thick walls, and a handsome historic exterior. It is not a polished dream home yet, but it feels solid, furnished, and usable now with clear scope for cosmetic improvement. At €35k, the charm-to-price ratio is strong.
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€5,000 – €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 dark, so it needs cosmetic updating.
- Bathroom looks basic and cramped.
- No real view, terrace, or outdoor space shown.
- Some rooms appear tight with a vertical townhouse layout.
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 76/100Monte Amiata rises immediately above Piancastagnaio, with beech and chestnut woods on the mountain and the summit cross visible from the area. The upper Val d’Orcia lies to the northeast and the volcanic cone of Amiata shapes the surrounding landscape. The Monte Amiata area includes the Parco Faunistico del Monte Amiata and large forested slopes used for walking and mountain roads. The nearest ski lifts are on Monte Amiata around Prato delle Macinaie and Cantore, roughly 15–25 minutes by road depending on the access point. Abbadia San Salvatore is the nearest small town of note on the mountain and has the former abbey; farther out, the Val d’Orcia UNESCO landscape begins beyond the immediate radius. The area is known for chestnuts, woodland on an extinct volcano, and the old mining district around Monte Amiata.