Terratetto unifamiliare in Sambuca Pistoiese
A pochi km dopo Spedaletto, in piccolo borgo in località Pianaccio. Terra tetto angolare su due livelli oltre a soffitta, con resede anteriore e vari appezzamenti di terreno. Ingresso/soggiorno con forno e camino, cucina abitabile, al piano superiore camera matrimoniale e camera /studio di passo, bagno. Al piano sotto…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €75,000 plus an estimated €18,000 for basic updates, the effective cost is about €1,033/m², well above the €650/m² local comparison level. The house appears habitable and has a fireplace, heating, and outdoor land, but it is in a remote small hamlet far from the sea and the listing does not state the exact location.
More on the house and the area
A genuinely dreamy Tuscan mountain home: handsome stone façade, lush private outdoor space, wooded valley views, and an atmospheric interior with original beams, fireplace, tiled floors, and a working kitchen. It is a real, furnished, habitable house rather than a renovation shell, with mostly cosmetic updating likely needed. At €75,000 for about 90 sqm plus land, it has strong bargain appeal.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €10,000
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.
- Remote mountain-borgo location may mean limited services and difficult access.
- Only one bathroom is shown/listed for three bedrooms.
- The house is habitable but rustic and somewhat dated; verify roof, heating, utilities, and land boundaries.
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 68/100The Tuscan-Emilian Apennines surround this area, with forested ridges and narrow valleys. The Reno river basin is the main landscape reference here. Much of the area falls in or against the Appennino Pistoiese mountain zone, with the Casentino Forests and Corno alle Scale protected areas farther away and not part of the immediate setting. The nearest ski lifts are in the Abetone-Cutigliano area, roughly an hour’s drive depending on the hamlet. The nearest larger town is Pistoia, which provides the main rail links, services and a historic centre. This part of the Pistoiese Apennine is known for chestnut woods, small stone villages and former mountain roads linking Tuscany and Emilia.