Via Prepassa, 36, Pescia
Tribunale: Pistoia RGE: 56/2025 PVP: 4647913 Bene 3: Trattasi di un fabbricato di abitazione rurale di vecchia costruzione, ubicato nei pressi dei beni 1 e 2 inprecedenza descritti, accessibile dalla pubblica viabilità (via Prepassa) esclusivamente attraverso la cortepertinenziale del contiguo complesso artigianale di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Windows
See what needs doing and what each job costs
This is a judicial auction at €22,500, and the 174 m² rural building has long been used as a deposit/warehouse rather than a normal home. It has no recorded bathrooms, requires substantial renovation, and access runs through the adjoining artisan complex, creating major legal and practical risks.
More on the house and the area
The old bedroom has some modest historic character, with aged timber floors, traditional furniture, and a rural-house atmosphere, but there is no proven scenic view, garden appeal, or standout exterior. At €22,500 it is a substantial 174 m² structure, yet it is clearly a renovation project rather than a move-in home, and the modern images appear unrelated or unreliable.
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€34,000 – €61,000
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.
Show more
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 property is described as needing renovation and having been used as a storage/deposit space, not as a functioning home.
- No usable bathroom is confirmed in the facts, despite the description mentioning a former bathroom.
- The gallery appears inconsistent: several polished modern apartment images do not clearly match the old rural building.
- Access is through the adjoining artisan complex, which may create practical and legal complications.
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 56/100This area lies on the eastern plain of the Lucca province, between Lucca and the lower slopes that lead toward Montecarlo and the Valdinievole. The nearest named water feature is the Padule di Fucecchio, a large inland marsh and nature reserve area on the border with the Pistoia province, within about 15 km to the east-southeast. Montecarlo, a small walled hill town known for wine production, is within about 10 km and has a preserved historic centre and the Fortezza di Montecarlo. Lucca is the nearest city of size, with full services and a major historic centre enclosed by Renaissance walls. The area is known for flat agricultural land, nurseries and fields on the plain, with low hills of vines and olive groves nearby.