Rustico/casale in Via di Fabbiana 92
Pistoia 44° Parallelo - In contesto completamente immerso nel bosco, raggiungibile tramite 1 km di strada sterrata, proponiamo in esclusiva, porzione di casolare rustico inserita in un piccolo complesso di quattro unità indipendenti. La proprietà si trova in posizione isolata e riservata, circondata da circa 2.000 mq di bosco privato. L’immobile è totalmente da ristrutturare in ogni sua...
What it really costs
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a porzione of a rustic farmhouse, so it is not a fully standalone property; at €69,000 for 110 sqm plus a full restoration estimate of about €1,100/sqm, the effective cost is roughly €190,000 total (~€1,727/sqm). That is far above the Toscana farmhouse baseline of €505/sqm, and the isolated access via 1 km of dirt road also weakens the deal.
More on the house and the area
This has real rustic atmosphere: beams, terracotta floors, a big fireplace, stone walls and a secluded woodland setting make it easy to imagine a characterful Tuscan hideaway. But it is not polished or move-in ready — the listing itself says it needs full renovation, and the interiors show patchy walls, worn finishes and very basic facilities. The charm is genuine, yet the current livability is limited until substantial work is done.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€44,000 – €64,000
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.
- Total renovation needed throughout
- Access is via about 1 km of unpaved road
- Isolated setting in woodland
- Only one bathroom shown and interiors look dated/basic
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.