Casa bifamiliare in Via Nazionale 1
Pistoia - Loc. Pracchia NOSTRA ESCLUSIVA - Si propone in vendita a pochi passi dal tipico borgo di Orsigna porzione di bifamiliare con giardino privato. L'accesso all'immobile si ha dall'ingresso in comune, al piano troviamo quattro ambienti di proprietà esclusiva composti da sala da pranzo con cucinotto, soggiorno e…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €59,000 (€328/m²), the asking price is well below the local €651/m² benchmark, but the €180/m² home has an energy class G, several below-ground rooms including two without windows, and no stated condition. Allowing roughly €126,000 for renovation brings the effective cost to about €1,028/m², making the apparent discount less compelling.
More on the house and the area
A substantial, genuinely livable Tuscan mountain townhouse with a pleasant traditional exterior, wooded surroundings, and a large private garden reaching toward the Reno River. The interiors are functional but old-fashioned, with usable kitchens, bathrooms, heating, and multiple bedrooms rather than a bare renovation shell. At €59,000 for 180 m² plus garden, the space and setting create strong value, though it feels more like a rustic base or B&B project than a polished dream home.
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€36,000 – €63,000
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.
- Interiors are very dated and cluttered, with significant cosmetic modernization likely needed.
- Two rooms are described as windowless, and the energy class is G.
- The house fronts directly onto a road; private parking is not evident in the photos.
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 72/100The cluster is in the northern Apennines, in the valley of the Reno river close to the Tuscan-Emilian watershed. The Corno alle Scale massif is within about 15 km to the west, with the Regional Park of Corno alle Scale on its slopes. The ski lifts at Corno alle Scale are the nearest significant ski area, roughly 25–35 minutes by road depending on the exact hamlet. Porretta Terme is the local town of reference, with thermal baths, a railway station and everyday services. The area is known for wooded mountain slopes, chestnut country and spa traditions linked to Porretta.