Casa indipendente in Via dei Ciatti 44
PISTOIA LOCALITA' FIANO In prima collina, a pochi minuti da Valdibrana, proponiamo in vendita un caratteristico terratetto disposto su due livelli, attualmente in stato di grezzo avanzato. Al piano terra troviamo una cantina e un portone d'ingresso che conduce alla taverna. Al primo piano, raggiungibile sia…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €39,000 asking price is attractive at €411/m², but the property is in advanced unfinished shell condition. With estimated completion costs of about €700/m², the effective cost is roughly €1,111/m², well above the €692/m² local comparison level.
More on the house and the area
This has genuine Tuscan character, with exposed timber ceilings, brick arches, tiled floors and a colorful hillside-village setting. However, it is still an advanced shell rather than a move-in home: the kitchen is absent, services are exposed, and substantial finishing work remains.
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€19,000 – €34,000
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.
- Advanced unfinished renovation: kitchen and main living areas are not usable yet.
- Exposed plumbing/electrical work, unfinished flooring, wall damage and an open floor/stairwell hazard are visible.
- No clear private garden or significant view is shown; terrace ownership/access should be verified.
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 55/100This is in the built-up area of Pistoia, on the plain between Monte Albano and the first slopes of the Tuscan-Emilian Apennines. The Ombrone Pistoiese crosses the city. Pistoia is a provincial capital with a substantial historic centre, including Piazza del Duomo and the church of San Giovanni Fuorcivitas, and it is known for its plant nurseries. The nearest mountain landscape is the Pistoiese Apennine around Abetone, with ski lifts roughly an hour's drive away, but that is outside the immediate surroundings.