Roccastrada
Tribunale: Grosseto RGE: 198/2009 PVP: 4615823 Piena proprietà di fabbricati individuati al foglio 186, particella 21, Sub.ni n.ri 2, 3, 4, 5 e 6 costituite da FABBRICATO fatiscente e fabbricato diruto (carraia), oltre terreno agricolo individuato al foglio 187, p.lla 31 e relative pertinenze annesse, il tutto sito…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
This is a judicial-auction lot of a completely dilapidated building and a diruto outbuilding; estimated full restoration ≈ €1,100/m² (≈€192,500), making the effective price ≈€214,034 or ≈€1,223/m² vs local median €656/m². The auction status, severe structural damage and missing official area in the deeds make this a high‑risk ruin.
More on the house and the area
This is a ruinous two‑storey farmhouse beside a flood-prone stream in the Roccastrada area — beautiful Tuscan location on paper but structurally unsafe and uninhabitable. Only a restoration project/auction specialist should consider it; not a move‑in dream home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€69,000 – €103,000
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.
- Perizia descrive l’immobile come completamente fatiscente: lesioni strutturali evidenti, travi e solai marciti e copertura deteriorata — richiede restauro totale.
- La carraia è quasi diruta e il terreno agricolo è incolto e soggetto a periodiche esondazioni del torrente Bai (area flood-prone).
- Non abitabile: vendita all’asta — verificate perizia, accessi, allacciamenti e oneri comunali/permessi prima di offrire.
- Le foto nella galleria appaiono generiche/stylized e non rispecchiano lo stato fatiscente descritto nella perizia.
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 71/100The cluster is in the Colline Metallifere, with wooded and cultivated hills around Roccastrada. The Farma and Ombrone river valleys shape this part of inland Grosseto. The Basso Merse Nature Reserve lies to the north-east within this inland hill country. Grosseto is the nearest larger town, with full services and rail connections. Massa Marittima is nearby and has a substantial medieval centre with the cathedral and main square. This area is known for its mining history, chestnut woods and inland Maremma landscapes.