Casa indipendente
A Gracciano (frazione di Montepulciano), in zona residenziale e centrale, si vende un terratetto con accesso indipendente di 89 mq con cantina al piano terreno di 49 mq e soffitta di 15 mq, in buono stato generale. L'abitazione, che si sviluppa su due livelli, si compone al piano primo di ingresso che si affaccia direttamente sul salotto/sala da pranzo con...
What it really costs
See what needs doing and what each job costs
At €648/m², the asking price is slightly below the Toscana country-house baseline of €678/m²; allowing €200/m² for its generally good condition gives an effective €848/m². The central residential location in Montepulciano and substantial 49 m² cellar plus 15 m² attic add value, though the effective price is not a deep discount.
More on the house and the area
A solid, genuinely livable Tuscan terratetto with two bathrooms, a working-looking kitchen, fireplace, bedrooms, and attractive traditional staircase details. It is more practical and characterful than spectacular: the setting is ordinary, interiors are dated, and there is no garden or notable view shown.
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 – €10,000
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 usable but dated, with cosmetic refresh likely needed.
- The exterior appears tightly packed in a residential setting, with no private garden or meaningful terrace shown.
- The attic and cellar are functional-looking storage spaces but dark and unfinished; their condition and usability should be verified.
- No significant view or energy-performance information is 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 91/100The cluster is in the Val di Chiana and on the edge of the Val d'Orcia landscape, with rolling cultivated hills, vineyard country and cypress-lined ridges within the local area. Montepulciano itself is a major hill town with a substantial historic centre on a limestone ridge, and Pienza and the Val d'Orcia UNESCO landscape lie within about 15 km to the west. The area is known for Vino Nobile di Montepulciano vineyards and wine estates.