Occasione a barba! terratetto di 60 mq completamente da ristrutturare– €20.000
Barba, Pistoia – In zona tranquilla e facilmente raggiungibile, proponiamo in vendita immobile indipendente di circa 60 mq, sviluppato su due livelli e con ingresso indipendente. La proprietà rappresenta una soluzione ideale per chi è alla ricerca di un immobile dal prezzo particolarmente contenuto, da personalizzare…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Structure
- Roof
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The property is cadastral category C/6 (magazzino/storage), which typically cannot be legally used as a dwelling, so it is a legal veto. At €20k plus an estimated €700/m² renovation (€42k) the effective cost is ≈€62k (~€1,033/m²), above the regional baseline (€500/m²).
More on the house and the area
A small, characterful stone building with arches, thick walls and original beams that screams Tuscan potential, but it’s currently a dusty storage shell (C/6) with partial floors, corrugated roof and no services. This is a true bargain for someone ready to do a complete conversion, not a move-in home.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€12,000 – €21,000
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.
- Currently cadastral category C/6 (storage) — change of use required to live there
- No visible kitchen or bathroom and likely no active utilities
- Partial/rough floors, visible cracks and corrugated roofing — full renovation/roof check needed
- Damp, dirt and accumulated debris throughout — cleaning and structural work necessary
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.