Rustico in Pescia
Pescia. A pochi passi dal centro storico di Pescia, situato sulla prima collina troviamo un rustico sviluppato su due livelli completamente da ristrutturare raggiungibile da una strada immersa nel verde. Al piano terra è composto da ampio l'ingresso con accesso al giardino, oltre bagno e due vani. Si raggiunge il primo…
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
At €75,000 for 301 sqm, the ask is €249/sqm, but the house is explicitly 'completamente da ristrutturare', so I estimate about €1,000/sqm renovation, bringing effective cost to roughly €1,249/sqm. That is well above the local cheap-stock baseline of €506/sqm, but the package includes 2 hectares of land, outbuildings, and a hillside position near Pescia’s historic center, which supports a still-decent project score.
More on the house and the area
There is some authentic Tuscan farmhouse character here, especially the old beams, rustic volumes and the large amount of land near the historic center. But the house is clearly a major renovation project, with damp, crumbling plaster and visibly distressed rooms, so it does not yet feel like a comfortable home. The low price for 301 sqm and 2 hectares adds appeal, but the wow is more potential than present-day livability.
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€60,000 – €106,000
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.
- Completely to be renovated; several rooms show serious damp, decay and damaged finishes.
- Interiors are only partly refreshed, with much of the house still not realistically move-in ready.
- Outdoor areas and land look overgrown and will need major clearing/maintenance.
- Only one basic bathroom is shown, and overall services/heating condition is unclear.
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 63/100The cluster is in the Valdinievole, a settled basin between the plain of Lucca and the first slopes of the Tuscan-Emilian Apennines. The Pescia river runs through the area. To the east, within this radius, are the Padule di Fucecchio wetlands, a regional nature reserve and one of the largest inland marsh areas in Italy. North of Pescia the land rises quickly into the Colline e Svizzera Pesciatina, a system of wooded hills with stone villages such as the Ten Castella. Montecatini Terme is the nearest town of size, with historic spa buildings and rail connections; Lucca is the nearest larger city for daily services beyond the immediate area. The area is known for ornamental plant nurseries and for the historic thermal towns of the Valdinievole.