Villino con ampio giardino sulle prime colline pistoiesi
Sulle prime colline di Pistoia, in località La Cugna, proponiamo in vendita un villino libero su tre lati, immerso nel verde e corredato da giardino privato, ampio appezzamento di terreno e comoda rimessa. L’immobile si sviluppa su due livelli fuori terra oltre piano seminterrato, per una superficie complessiva di…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Listing price €95k plus an estimated €700/m2 renovation yields ~€516k total (≈€857/m2), well above the local median of ≈€531/m2; heavy works make this an expensive project. The description and the numeric fields conflict on size/condition, which lowers confidence in the listing.
More on the house and the area
Classic Tuscan villa with high beamed ceilings, terracotta floors and a small fresco, set with a private garden and about 3,500 m² of land — very photogenic and full of character. The house is solid and habitable in parts but needs substantial finishing and exterior/roof work, so it’s a strong renovation project rather than a turnkey 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€119,000 – €211,000
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.
- Property requires comprehensive renovation (interior and exterior)
- Façade and roof need work
- Only one finished bathroom; second is only predisposed
- Heating/electrical systems are predisposed but must be completed
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.