Terratetto unifamiliare in Sorano
Antica casa in pietra nel centro della Frazione Elmo di Sorano vicino a negozio alimentari e Posta. Scala e ballatoio Primo piano circa 90 mq Due bagni Piano terra magazzini 30 mq e grande cantina con soffitto a volta. Forno esterno. Due ingressi. Divisibile in due appartamenti. Da ristrutturare internamente.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €353/m² the asking price is attractive, but a substantial €700/m² renovation allowance brings the effective cost to roughly €1,053/m², well above the local €650/m² benchmark. The historic stone house, central hamlet location, two bathrooms and possible division into two apartments add value, but the internal restoration and storage areas limit the bargain.
More on the house and the area
A genuinely atmospheric 18th-century Tuscan stone house with cypress trees, tiled roofs, a countryside panorama, and a vaulted cellar. The structure appears largely roofed and substantial, with two bathrooms and traditional floors and beams, but the interiors are dark, dated, and clearly require meaningful renovation before comfortable full-time living.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€27,000 – €49,000
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.
- Substantial interior renovation is needed, including modernization of the dated rooms and likely kitchen systems.
- The listing does not show a finished, move-in-ready kitchen or clearly usable living areas.
- Access appears to be via narrow village lanes, and utilities/heating are not documented.
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 82/100This is the tuff country of southern Tuscany, with ravines cut into volcanic rock and a chain of hill towns that includes Sorano, Sovana and Pitigliano within about 15 km. The area lies in the inland part of the Maremma and close to the edge of the Monte Amiata volcanic massif, which rises to the north-east beyond the immediate cluster. The Fiora river valley is nearby, and the area is known for the Vie Cave, the Etruscan sunken roads cut into the tuff around Sorano and Sovana. Sovana has a Romanesque cathedral and an important Etruscan necropolis, and the archaeological area includes the Tomba Ildebranda. Pitigliano is the nearest larger hill town and is built on a long tuff spur above deep ravines. The area is known for Etruscan archaeology, tuff settlements and white wine production around Pitigliano and Sovana.