Villa unifamiliare in Pitigliano
OTTIMA OCCASIONE - ASTA IMMOBILIARE Piena proprietà 1/1 di immobile sito in Pitigliano (GR), Via Zuccarelli n. 42 censito al NCEU del Comune di Pitigliano al Foglio 32, Particella 1362, sub. 2 di 108 mq. L'immobile è attualmente adibito a ristorante sotto la denominazione "Il Tufo Allegro" posto ai piani…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction property, which is a veto under the catalog rules. The facts claim a 150 m² habitable villa at €660/m², while the description identifies a 108 m² restaurant, with no clear residential-use confirmation; auction and conversion risks dominate the apparent €99,000 price.
More on the house and the area
The Tuscan setting and substantial 150 sqm size provide some promise, with a sturdy brick exterior and attractive stone retaining wall. However, the property is currently a restaurant, not a ready-to-live-in house, and the lack of documented bathrooms or residential interiors significantly weakens its dream-home appeal.
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€30,000 – €53,000
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.
- The property is currently a restaurant rather than a home, so residential conversion and approvals may be needed.
- The listing reports zero bathrooms, making immediate residential use unclear.
- This is an auction purchase with potential legal, occupancy, and renovation risks.
- Only a plain exterior is visible; no scenic view, garden, or notable interior character is proven.
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 83/100The cluster sits in the tuff country of the southern Tuscan interior, with ravines and cultivated hills around Pitigliano. The Fiora river valley is nearby. Lake Bolsena is just over the Lazio border and within about 15 km of the southern edge of this area. Pitigliano itself is a historic hill town built on a tuff spur, with a substantial old centre and the rock-cut vie cave in the surrounding countryside. Sovana is nearby, with an important medieval core and Etruscan archaeological sites in the same tuff landscape. Much of the immediate area falls within the Parco archeologico Città del Tufo. The area is known for tuff cliffs, Etruscan remains, olive groves and vineyards.