Terratetto unifamiliare in Monticiano
Rif.Ag. 1194 - SAN LORENZO A MERSE. Vendesi terratetto di circa 70 mq da ristrutturare, con possibilità di annettere all'appartamento circa 80 mq di magazzino trasformabili in taverna o zona living. L'immobile è disposto su più livelli, si trova in posizione angolare, gode di un ingresso indipendente ed è attualmente…
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 €79,000, the 70 m² home needs renovation, estimated at about €49,000, for an effective cost of roughly €1,829/m² versus the local €650/m² median. The adjacent 80 m² magazzino may add potential, but its conversion is not guaranteed and is not included in the calculation.
More on the house and the area
A genuinely characterful Tuscan townhouse with excellent exposed-beam ceilings, terracotta floors, a fireplace, arches, and a warm historic atmosphere. The main 70 sqm home appears furnished and usable with a kitchen, bathroom, heating, and two bedrooms, but it needs updating; the large adjoining warehouse is currently a major renovation project rather than finished living space.
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€14,000 – €25,000
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.
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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.
- The listing calls it in need of renovation, despite the main living areas appearing usable.
- The adjoining 80 sqm warehouse is cluttered and would require substantial work to convert into living space.
- No exterior, garden, or broader village/landscape views are shown.
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 72/100Hilly, wooded central-Tuscany landscape on the Val di Merse; mixed woodland and agricultural land typical of the Chianti-Senese transition. The Fiume Merse runs through the local valley system. The medieval Abbey of San Galgano (the roofless abbey and the Montesiepi chapel with the sword in the stone) is in the neighbouring comune of Chiusdino and lies within about 15 km. Thermal springs at Bagni di Petriolo are in the Merse valley close to Monticiano. The area is part of the landscape of the Colline Metallifere (the metalliferous hills) on the western side of the province. No ski lifts nearby; the nearest city with major services and a railway connection is Siena to the northeast (outside the 15 km radius). The local economy is rural with small villages, olive groves, vineyards and woodland.