Luxury residence in Maremma Tuscany with 3 buildings, swimming pool and jacuzzi
Villa/Farmhouse · Tuscany, Italy
€3,800,000
The Basics
Our Analysis
This is a sophisticated hilltop estate that pairs a meticulously restored 19th-century farmhouse with a sharp, modern villa addition. Unlike many rustic Tuscan properties, this one addresses climate concerns with a robust 12kw solar array and underfloor heating, making it a rare year-round comfortable residence. It is best suited for a buyer seeking a turnkey hospitality setup or a large family compound that values architectural merit over typical farmhouse 'shabbiness'.
The Verdict
Suited for
Less suited for
What this home offers
Location
Cinigiano, Toscana
Financials
Price Fairness
How the asking price compares to local market data
This property carries premium pricing for a renovated house in Central Italy with 1.1 ha of land..
What It Costs to Own
Estimated monthly and upfront costs based on your buyer profile
Upfront
~€2,192,600
Monthly
~€16,960 /mo
Realistically required investment
Estimated over 5–10 years
€261,107–€694,370
~7–18% of property value
Most buyers underestimate this by ~30–50%
Things to know
Things to know
Legal considerations
Good to know
Location & environment
Living here
What daily life looks like in this area
Daily life requires a car for all basic needs in Cinigiano. The proximity to Monte Amiata means winters are colder than the coastal Maremma, requiring active heating management.
Next Steps
Questions to ask and documents to request
Key things to clarify before making an offer
Questions to ask
- Is the modern villa classified as a residential dwelling (A/2 or A/3) or an agricultural annex?
- Can you provide proof of registration for the three private wells with the local water authority?
- Is the 'eco-cottage' listed in the cadastre as a residential unit with a bathroom?
Documents to request
- Visura Catastale e Ipotescaria (Title search)
- Planimetria Catastale (Floor plans registered with the state)
- Certificato di Destinazione Urbanistica (CDU)
This report is generated from listing data and regional knowledge. It is not a substitute for a professional survey, legal review, or in-person visit.
Characteristics
Property Details
- Property Type
- Villa/Farmhouse, B&B/Agriturismo
- Status
- Available
Outdoor Features
- Garden
- Yes
- Terrace
- Yes
- Balcony
- Yes
- Pool
- Heated swimming pool (6x13m)
- Jacuzzi
- Yes
- Sauna
- Yes
- Carport
- For 12 people with solar panel system
- Olive Trees
- 40
- Fruit trees
- Several
Building Information
- Main Building Area
- 540 m² over three floors
- Main Building Rooms
- 10 rooms with ensuite bathrooms
- Main Building Features
- Professional kitchen, living room with large windows, study, tavern, laundry, technical rooms, storage rooms
- Villa Area
- 180 m² over three floors
- Villa Rooms
- Living room with kitchen, two bedrooms
- Villa Bathrooms
- Three
- Villa Additional Features
- Garage, cellar, technical room, roof terrace (60 m²)
- Eco-Wood Cottage Area
- 35 m²
- Eco-Wood Cottage Rooms
- Room with kitchenette
- Eco-Wood Cottage Bathrooms
- One
Utilities and Services
- Water Supply
- Public aqueduct for facilities, 3 wells for garden and swimming pool
- Hot Water
- Solar water heater and LPG boiler
- Heating (Main House)
- LPG condensing boiler
- Heating (Villa)
- Underfloor heating with solar system and LPG condensing boiler
- Air Conditioning (Villa)
- Yes
- Solar Panel System
- 12 kw (located above carport)
Location Details
- Distance to Amenities
- 1 km
- Distance to Cinigiano Village
- 15 minutes
- Distance to Sea
- 50 minutes
- Distance to Monte Amiata
- 50 minutes
- Distance to Florence Airport
- 135 km (2-hour drive)
- Distance to Pisa Airport
- 185 km (2-hour drive)
- Distance to Rome Airport
- 205 km (2h20min drive)
- Panoramic View
- Yes
Condition and Finishing
- Main House Renovation
- Careful renovation by architect Edoardo Milesi, preserving 19th-century Tuscan charm, energy saving, sustainable materials.
- Villa Construction
- Newly built, blend of modernity and Tuscan tradition.
- Eco Cottage Construction
- Eco-wood, designed for comfort in nature.
Potential Use
- Usage
- Private residence, tourist rental accommodation, private events.
About Cinigiano, Toscana
Local highlights, dining & things to do nearby
Why Cinigiano, Toscana
Cinigiano is often described as the "hidden heart" of the Maremma region. While the Val d’Orcia to the east is world-famous (and priced accordingly), Cinigiano offers a more rugged, authentic, and affordable slice of Tuscany. It is defined by its position between the slopes of Mount Amiata and the Ombrone River valley.
Foreign buyers are drawn here because it offers the quintessential Tuscan landscape—rolling hills, vineyards, and olive groves—without the overwhelming crowds of Florence or Chianti. It is a premier location for those seeking a "slow life" investment. Historically a center for agriculture, it is now gaining prestige for its Montecucco DOCG wines, making it an excellent spot for buyers looking for small-scale vineyard estates or farmhouses with significant land.
Climate & Lifestyle
Life in Cinigiano follows the agricultural calendar. Summers are hot and dry, with temperatures often reaching 30-35°C (86-95°F), though the proximity to Mount Amiata often provides a cooling evening breeze compared to the coastal plains. Winters are crisp and cool, with occasional frost, though rarely heavy snow.
The rhythm of life is centered around the piazza and the seasonal harvests. Autumn is particularly vibrant during the Festa dell'Uva (Grape Festival). Cuisine is "earthy"—expect wild boar (cinghiale), chestnuts, high-quality olive oil, and bold red wines. This is not a high-octane luxury destination; it is a place for long lunches, cycling, and quiet evenings.
Getting There & Around
Cinigiano is somewhat secluded, which is part of its charm, but a car is non-negotiable.
- Airports: Rome Fiumicino (FCO) is roughly a 2-hour 15-minute drive. Florence (FLR) is about 1 hour 45 minutes. Pisa (PSA) is roughly 2 hours away.
- Driving: The nearest major city is Grosseto (35 mins). Siena is about 1 hour away. The Mediterranean coast (Castiglione della Pescaia) is reachable in 45-50 mins.
- Public Transport: Very limited. There are local buses to Grosseto, but they are infrequent.
- Roads: Generally well-paved, but expect winding, narrow "white roads" (strade bianche) leading to rural farmhouses.
Practical Living
For a foreigner, daily life is manageable but requires some adjustment.
- Supplies: There are small grocery stores in Cinigiano and nearby Paganico. For major supermarkets and shopping malls, you must drive to Grosseto.
- Healthcare: Cinigiano has a local pharmacy and a basic medical clinic. The nearest major hospital with an emergency department is in Grosseto.
- Connectivity: Fiber optic is slowly rolling out, but many rural farmhouses rely on Eolo (radio-link internet) or Starlink. Always check the signal strength at a specific property before buying.
- Education: There are no international schools in the immediate vicinity; the nearest are in Florence or Rome. Local schools are welcoming but operate entirely in Italian.
Property Considerations
Farmhouses (rustici) in this area are typically built from local stone or кирпич (brick) with terracotta tile floors and Chestnut wood-beamed ceilings.
- Watch out for: Rising damp is the #1 issue in older stone buildings without modern damp-proof courses. Check for structural cracks, as the region has moderate seismic activity (though Cinigiano is generally considered lower risk than the Apennines).
- Renovation: Costs have risen significantly post-pandemic. Budget roughly €1,800–€2,500 per square meter for a high-end restoration.
- Regulations: Most of the area is under "landscape restriction" (vincolo paesaggistico). You cannot easily change the exterior footprint, add large windows, or paint the house a non-traditional color. Obtaining swimming pool permits can be lengthy but is usually possible.
Buying as a Foreigner
Italy’s buying process is transparent but bureaucratic.
- Codice Fiscale: You must obtain an Italian tax code.
- Proposta d'Acquisto: A formal offer followed by a deposit (usually 10%).
- Preliminary Contract (Compromesso): A legally binding document.
- Rogito: The final deed signed in front of a Notary, who acts for the State to ensure the title is clear.
Costs: Expect to pay 10-12% above the purchase price in fees. This includes the 3-4% agent fee, notary fees, and purchase taxes (9% of the cadastral value for second homes; 2% for primary residences).
Community & Expat Life
The expat community in Cinigiano is small but high-quality, consisting mostly of Northern Europeans and Americans who appreciate privacy. Unlike the "Chiantishire" area, you won't hear English spoken on every corner.
Integration: Local residents are generally warm but conservative. Learning basic Italian is essential; without it, you will struggle with tradesmen and local administration. To integrate, participate in the local Sagre (food festivals) and buy your supplies from local producers. If you show an interest in the land and the wine, the community will open up to you quickly.
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