Nievole - Intero Fabbricato Terra-Tetto Libero su 3 Lati con Ottime Potenzialità
La Disposizione degli Spazi: PIANO TERRA (Uso Commerciale/Direzionale): Fondo ad uso negozio di circa 70 mq con servizio, ideale per un'attività commerciale, un laboratorio o per essere trasformato a seconda dei progetti. Fondo ad uso ufficio di circa 20 mq, dotato di antibagno e bagno, perfetto per uno studio…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Price of 443 EUR/m2 sits well below the town baseline median of 662 EUR/m2, a ~33% discount that looks attractive on paper. However, ~90 m2 of the 192 m2 is commercial/office space (shop + office on ground floor), not residential, so the effective residential area is only ~100 m2 and the true residential eur/m2 comparison is weaker than the headline. The entire building is 'completamente da ristrutturare' (fully needs renovation, energy class G, EPI 275) meaning it is not currently habitable and requires a gut renovation across the whole structure at roughly 800 EUR/m2. Positives: independent building free on three sides, versatile casa & bottega layout, terrace, balcony, private land, only 6 days on market. Missing building year and other data limit confidence. Renovation cost on 192 m2 (~150k+) plus purchase pushes total near/above the residential baseline, so this is a fair project buy rather than a clear bargain — good for an investor able to manage a full renovation, not a turnkey deal.
More on the house and the area
A wholly detached townhouse in Nievole (Montecatini-Terme) at €443/m² for 192 sqm—cheap on paper. But every photo shows a gut-renovation candidate: crumbling stone-and-plaster facade, dated blue-tiled bathroom, dusty tiled commercial floor with weeds sprouting inside, and a bedroom with peeling ceiling and debris-strewn floor. The setting is an ordinary roadside hillside village lot with visible bins and wires. The versatility (casa & bottega, three-sided independence) is the main selling point, not visual appeal. Nothing here stops the scroll—the only draw is the low price relative to a total rebuild cost.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€38,000 – €67,000
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.
- Full renovation required throughout
- Peeling plaster, damp, and debris visible in every interior shot
- No standout view or setting
- Trash bins and utility clutter dominate exterior
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 61/100Montecatini Terme sits on the Valdinievole plain at the foot of the northern Tuscan hills. The Padule di Fucecchio, the largest inland marsh in Tuscany, lies nearby and is a regional nature reserve. The lower slopes above the plain lead up toward Montecatini Alto and the hill country between Pistoia and Lucca. Pistoia is the nearest larger town, with a substantial historic centre and rail connections, and Lucca and Florence are practical by train or road but outside the immediate landscape. The area is known for its thermal spas and Liberty-era spa buildings.