Casa indipendente
Seggiano-centro Storico Caratteristica abitazione in pietra terra -tetto con ingresso indipendente, raggiungibile anche in auto, l’immobile elevato su due livelli con sottostante magazzino e cantina scavata sulla roccia si compone di soggiorno con caminetto e cucina, dal quale con scala interna a chiocciola si accede…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
92 m2 stone house in Seggiano priced €26,000 (283€/m2); estimated modest works at 200€/m2 (€18,400) give an effective price of ~€44,400 (~483€/m2), about 30% below the regional baseline of €691/m2. Independent entrance, fireplace and cellar support the value, but the listing omits condition and energy/age data so verify state before buying.
More on the house and the area
Charming stone house in a picture-book Tuscan borgo with original exterior, narrow steps and a rock-cut cellar — very characterful. The interior is liveable but basic and a bit tired, so it’s a real bargain for someone willing to do cosmetic upgrades to make it a comfortable home.
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.
- Basic, tired interiors — will need cosmetic renovation and some repairs
- Visible patches of damp/peeling plaster in places
- Simple/old electrical fittings and finishes likely need updating
- No private garden and limited outdoor space
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.