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Castel del Piano: what to know before buying a home

A municipality in the province of Grosseto, Toscana. Official data on earthquakes, population, services and transport.

Liveability index free for any address

Search for an address in Castel del Piano

The report looks at the exact point: landslide and flood risk, seismic zone, price per square metre for the area, services and nearby stops.

For example: Via Pozzo Stella 1, Castel del Piano.

Castel del Piano, on the Grosseto side of Monte Amiata

Castel del Piano is one of the largest towns on the Grosseto side of Monte Amiata. It lies on the western slope of the mountain at around 640 metres, where chestnut woods give way to olive groves as you head down towards the Orcia valley and the Maremma. One of the roads to the summit starts here, and in winter snow is part of the scenery. In September the old town splits into its contrade, the historic districts, for the palio horse race.

The key question for buyers is whether to live here all year or use the house for weekends and holidays. Grosseto and Siena are about an hour away by car and public transport is limited, so daily life relies on services in the town and in Arcidosso, a few minutes away. Houses in the centre are often stone-built; those on the edges are newer, with garages and gardens. Being in climate zone E, heating is a real cost.

Unlike many mountain towns, Castel del Piano is not losing people: there were 4,771 residents in 2023, up 2.1% on 2011. The average age is 47.4, lower than the province (49.1), over-65s are 27.3% and households are small, 2.12 people on average. The share of foreign residents stands out at 19.1%.

The municipality is in seismic zone 3, with an expected ground acceleration in the centre of about 0.140 g, higher than the zone alone might suggest. In the old stone buildings, ask whether the roof has been rebuilt with a reinforced ring beam and whether walls and floors have been tied together. On the slopes, the report also checks landslide maps at each address.

Key points

  • Grosseto side of Monte Amiata, among chestnuts and olives.
  • 4,771 residents, up 2.1% since 2011.
  • Foreign residents at 19.1%, average age 47.4.
  • Seismic zone 3, expected acceleration about 0.140 g.

Overview

Castel del Piano is a municipality in the province of Grosseto, in Toscana. At the end of 2023 it had 4,771 residents, ranked 10 of 28 municipalities in the province.

Earthquakes

For Italy's Civil Protection Department, Castel del Piano is in seismic zone 3, a zone where strong earthquakes are possible but rare. Most municipalities in the province (16 of 28) are in the same zone.

In the built-up area, the expected ground shaking (peak ground acceleration, PGA) is about 0.140 g, a moderate value: the level with a 10% probability of being exceeded in 50 years, on rock.

Even in zone 3, seismic standards apply to new buildings: for an older building, ask about the design year and any structural work.

Population

Compared with the 2011 census, the resident population has grown by 2.1%. The estimated average age is 47 years, lower than the province average (49). 27% of residents are over 65 (the regional figure is 26%). Foreign residents make up 19.1% of the population. On average, a household has 2.1 members.

Income and climate

In tax year 2024, taxpayers in Castel del Piano declared an average taxable income of 21,424 euros, below the provincial average (22,706 euros). The Italian average is 24,895 euros.

Castel del Piano is in climate zone E, with 2,199 heating degree days: heating may be switched on from 15 October to 15 April, for up to 14 hours a day. The same table puts the town hall at 637 metres above sea level.

Services

In the official Ministry of Education and Ministry of Health lists, Castel del Piano has 6 schools and 1 pharmacy. The Overture Maps data also lists 2 grocery shops and supermarkets, 7 healthcare facilities, 4 sports facilities and 3 parks and green areas.

There are 0.2 pharmacies per 1,000 residents, fewer than the province average (0.4).

Public transport

We do not yet have open public transport timetables for this municipality: the report says so explicitly, without inventing distances.

How built-up it is

Buildings, roads, car parks and other sealed surfaces cover 4.0% of the land in Castel del Piano, compared with 3.2% in the province and 6.2% in the region. In 2024 built-up land stayed almost the same.

Radon and contaminated sites

Castel del Piano is one of the municipalities designated as a radon priority area by the Regione Toscana in 2025. According to the ISPRA map, the estimated radon emission in the municipality is medium. Radon varies from building to building and can only be known by measuring it, especially on ground floors and in basements.

Official databases list no contaminated sites in Castel del Piano.

Landslides and flooding

Landslide and flood hazard changes from one street to the next even within Castel del Piano: the report checks the address against the ISPRA maps.

House prices

The Revenue Agency's price ranges per square metre (OMI) apply to zones, not to whole municipalities: the report gives the range for the address's zone.

Land registry

The cadastral maps for Castel del Piano are public: from the address the report finds the sheet and parcel number.

Liveability area by area

The Vicinalia liveability index runs from 0 to 100 and looks at the place, not the people who live there: services within walking distance, transport, green space, natural hazards, air, quiet, buildings and connection. Here it is worked out at the centre of each of the 38 inhabited census areas in Castel del Piano. Half of the residents live in areas scoring 81 or more.

Residents by band

  • fair 17.3%
  • good 26.0%
  • very good 56.7%

Vicinalia index by census area, licence CC BY-SA 4.0. Data: IdroGEO ISPRA (2026), Istat, INGV, EEA, AGCOM, Overture Maps and OpenStreetMap.

The colour is the value at the centre of the area. For an exact address, search for it above: the free check looks at that exact point. How the index is worked out

Data sources

ISTAT code 053004. The text on this page is generated automatically from the data.