Casa indipendente in Via Val di Fabiana
La proprietà è composta da un terratetto libero su due lati ad angolo, disposto su tre livelli fuori terra oltre piano seminterrato, per una superficie lorda dell'abitazione di circa 190 mq. L'immobile necessita di ristrutturazione; in epoca recente erano stati avviati alcuni interventi di recupero, successivamente…
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
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €63,000 (€315/m²), the purchase price is attractive versus the local €616/m² benchmark, but the 191–200 m² house requires substantial renovation after previously interrupted works. Allowing roughly €140,000 for renovation brings the effective cost to about €1,015/m², making this a fair project rather than a clear bargain.
More on the house and the area
This is a large, traditional Tuscan hill-village house with attractive old shutters, historic character, greenery, and a genuine wooded mountain view. However, the interiors are essentially a renovation site with unfinished services, damaged ceilings and walls, debris, and no move-in-ready living spaces, so its appeal is mainly as a substantial restoration project.
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€40,000 – €70,000
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.
- Major renovation required throughout, with rubble, damaged plaster, unfinished wiring and plumbing, and no usable kitchen or bathroom visible.
- The roof appears present but its condition and the extent of structural repairs are unclear.
- Access is via a narrow pedestrian village lane, and the separate 300 sqm plot and 16 sqm annex are a short distance away rather than directly adjoining the house.
- Renovation costs could be substantial relative to the €63,000 purchase price.
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.