Villa plurifamiliare in Castel del Piano
CASTEL DEL PIANO – COLLE VERGARI Caratteristico appartamento con ingresso indipendente, disposto su tre livelli e completo di cantina. L'immobile è così composto: Piano terra: ingresso indipendente e bagno di servizio finestrato. Piano primo: cucina, soggiorno con camino e balcone. Piano secondo: due camere da…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
With a modest renovation allowance of €200/m² the effective price is about €64,800 (≈€876/m²), well above the regional median of €531/m², so this habitable, well-photographed unit (recent roof, independent entrance, cellar) is priced high for the market.
More on the house and the area
Charming, move-in habitable stone village home with exposed beams, a working fireplace and a small balcony — recently reroofed and with kitchen/bath updates. It's a cosy, characterful and affordable country residence, but compact with low headroom upstairs and limited outdoor/parking space.
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 – €8,000
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.
- Very compact layout (74 m²) and only one small bathroom.
- Low/variable ceiling heights on the top floor and fairly steep, narrow stairs.
- No private garden or parking shown; balcony only and house opens onto a narrow village lane.
- Rural hamlet location means services/shops may be some distance away.
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 78/100Monte Amiata rises directly above the area. The Orcia river valley lies nearby, and the upper Val d’Orcia begins just to the north-east. Much of the mountain is covered by the Monte Amiata beech and chestnut woods, with the wildlife and forest protection areas on the massif. The nearest ski slopes are on Monte Amiata around Prato delle Macinaie and Cantore, roughly 20–30 minutes by road depending on the hamlet. Montalcino is the nearest town of note, with a substantial historic centre and fortress, and Castiglione d’Orcia and Bagno Vignoni are close on the Val d’Orcia side. The Val d’Orcia UNESCO landscape is within the local area around the north-eastern side of the mountain. The area is known for olive oil from Seggiano and for chestnuts and former mercury-mining settlements on Monte Amiata.