Rustico in Pistoia
Rustico in Pistoia. Needs renovation, autonomo heating, garage, balcone.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €90,000 plus an estimated €100,100 renovation budget, the effective cost is about €1,329/m²—roughly 2.7× the local €493/m² reference. The farmhouse has useful garage, balcony and heating, but the renovation burden leaves little value at this asking price; the listing does not say its energy class or construction year.
More on the house and the area
This is a substantial, furnished Tuscan farmhouse with a genuinely beautiful wooded-hills view, traditional terracotta floors, exposed stone and handsome timber-beamed ceilings. It is a real lived-in home rather than a shell, but the dated interiors, weathered facade and roof, and scattered repair needs keep it below the dream-home tier.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €50,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The house is clearly usable but needs meaningful renovation, including aged finishes, damp-looking wall surfaces and exterior maintenance.
- The roof tiles and balcony structure appear weathered and should be professionally inspected.
- Only one bathroom is shown for a 143 sqm, three-bedroom home; there is no obvious private garden.
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 55/100Pistoia sits on the plain at the foot of the Tuscan-Emilian Apennines, with the first mountain valleys rising just to the north. The Ombrone Pistoiese crosses the area. The nearest larger centre is the city itself, which has a substantial historic centre, the Romanesque church of San Giovanni Fuorcivitas, the Ospedale del Ceppo and Piazza del Duomo. Pistoia is on the Via Francigena and its San Jacopo cult is linked to the Camino di Santiago tradition. The urban setting dominates the immediate surroundings more than any single named landscape feature within 15 km.