Guide for international owners
Restoring a Tuscan farmhouse: costs, permits and timeline
What a restoration in Tuscany really involves, written for owners who do not live in Italy: realistic figures per square metre, the authorisations a historic stone building needs, how long each phase takes and what to check before you buy.
What a restoration costs
On our sites, a full restoration of a stone farmhouse ranges from 1,200 to 2,800 EUR per square metre. The lower end applies to buildings whose structure and roof are sound and where the layout stays broadly as it is. The upper end covers ruins that need structural consolidation, a new roof, complete systems, and hand-finished traditional materials. Pool, garden, access road and furnishing are budgeted separately.
The three items that most often move a budget are the roof, the foundations and the heritage requirements: they are also the three we check first during the survey, so that the figure you receive early is the figure you build with.
Permits and constraints
Almost every farmhouse worth restoring in Tuscany sits under some form of protection. Expect a municipal permit, a landscape authorisation where the area is protected, and, for listed buildings, approval from the heritage office. Any unauthorised works carried out by previous owners must be regularised before a new permit can be issued, which is why the planning history matters as much as the walls.
How the project runs
1. Survey and feasibility
We visit the property, assess structure, roof, systems and planning history, and give you an indicative budget and timeline before any commitment.
2. Design and permits
Our architects prepare the project, agree it with you, and file the municipal, landscape and heritage applications required for your property.
3. Fixed contract
You receive one contract with itemised costs and a schedule: no separate negotiations with masons, electricians, plumbers or restorers.
4. Site works
Structural consolidation, roof, stonework, systems, then traditional finishes: cotto floors, chestnut beams, lime plaster, reclaimed materials.
5. Handover
Testing, certifications, cleaning and a final walkthrough, remotely or in person, with all documents collected in one folder.
Before you buy
- Condition of roof, beams and load-bearing stone walls
- Planning compliance of the existing building and of past extensions
- Water supply, well, septic system and electricity connection
- Access road, boundaries and rights of way
- Whether the volumes, pool or annexes you want are allowed on that parcel
- An indicative restoration budget alongside the asking price
Where we work
We are based in Monteroni d'Arbia, near Siena, and work across Tuscany. See the areas we cover on our Tuscan farmhouses by area pages, or read more about our restoration services and who we are.
Frequently asked questions
How much does it cost to restore a farmhouse in Tuscany?
On our projects, a full restoration of a stone farmhouse usually falls between 1,200 and 2,800 EUR per square metre, depending on the condition of the structure, the level of finishes and the systems required. A light renovation of an already sound building costs less; a ruin that needs structural consolidation, new roof and full systems sits at the top of the range.
Which permits do I need to restore a historic farmhouse?
Most stone farmhouses are protected by local planning rules, and many are inside landscape-protected areas. Works normally require a municipal permit (SCIA or Permesso di Costruire) and, where the landscape constraint applies, a separate landscape authorisation. Buildings listed by the heritage office also need approval from the Soprintendenza. We prepare and follow the applications with our architects.
How long does a restoration take?
Design and permits typically take 3 to 6 months, and the works themselves 10 to 18 months for a farmhouse of 300 to 500 square metres. Winter weather, heritage approvals and changes requested during the works are the three factors that most often extend the schedule.
Can you manage the project if I live abroad?
Yes. Most of our clients are not resident in Italy. You get one English-speaking point of contact, a fixed schedule of updates with photos and reports, and a single contract covering design, permits, site works and finishes, so you do not have to coordinate separate trades yourself.
What should I check before buying a property to restore?
The overall condition of roof and walls, existing planning compliance (any unauthorised works must be regularised before a permit), access and boundaries, water supply and drainage, and whether the volumes you want to add are allowed. We carry out a pre-purchase survey with an indicative restoration budget before you commit.
Do you also work outside the province of Siena?
Yes. Our base is in Monteroni d'Arbia, near Siena, and we work across Tuscany, including the Val d'Orcia, Chianti, Crete Senesi, Val di Chiana, the Florence area, Arezzo, Grosseto, Pisa and Lucca.
Your farmhouse, rural house or estate deserves the best
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Contact
Let's talk about your property
Tell us about your project: the first consultation and preliminary assessment are free.
- Piazza P. Nenni 105, Monteroni d'Arbia (SI) 53014
- +39 348 3258723
- info.tuscanyrestorations@gmail.com