Rustico in Pistoia
PISTOIA – Località Castel dei Milli In una posizione tranquilla e immersa nel verde, proponiamo in vendita una porzione di colonica libera su tre lati. L'immobile ha una superficie di circa 300 mq ed è corredato da circa 700 mq di terreno esclusivo. Attualmente entrambe le porzioni della colonica sono in vendita, ma il…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
See what needs doing and what each job costs
At €297/m2 vs baseline median €509/m2, the raw price looks attractive (~42% below median). But this is a 'porzione di colonica' — a partial portion of a farmhouse, free on three sides, with the other portion also for sale; the price is only for one portion, which complicates ownership/independence. Condition is 'needs total renovation' (0 baths, no energy class), so budget ~€1000/m2 for a full gut renovation. Positive: roof fully redone in early 2000s in reinforced concrete, 700m2 exclusive land, garage and heating tags, fresh listing (2 days). Missing sea distance and energy data. All-in cost (~€89k + ~€300k reno) approaches or exceeds renovated market value at ~€509/m2 baseline (~€153k for 300m2), so the discount is largely consumed by renovation. Fair rather than good given partial ownership and heavy renovation exposure.
More on the house and the area
Long stone-and-brick Tuscan colonica near Pistoia with characterful arched barn openings, brick-lattice loft vents and exposed old timber beams. Set among ornamental nursery fields with distant mountain views. Genuinely charming rustic character and a low price (€297/m2), but it is a shell needing total renovation, sold as one of two portions, with modest land and heavy overgrowth. Interior is raw and derelict, exterior atmospheric but rough. Appeals to renovation buyers rather than being an instant scroll-stopper.
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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€59,000 – €105,000
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.
- Total renovation required (only roof redone in early 2000s)
- Property is only one portion of the colonica, sold split
- No bathrooms; needs full systems installation
- Heavy overgrowth/vegetation invading structure
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 55/100The cluster is in the built-up area of Pistoia, so the setting is an urban plain at the foot of the Pistoiese Apennines rather than open countryside. The Ombrone Pistoiese crosses the city. The mountains rise to the north toward the Montagna Pistoiese, but they are outside the immediate urban setting. Pistoia itself has a substantial historic centre with the Romanesque church of San Giovanni Fuorcivitas, the Cathedral of San Zeno and Piazza del Duomo. The city is known for its nursery industry.