Rustico 5 locali, 390 m² in strada vicinale Case Barelli, Pi
Rustico in asta a Pistoia (PT) – strada vicinale Case Barelli L'immobile in asta è un rustico situato nel Comune di Pistoia, nelle località 'Forramoro' e 'Bulicata', lungo la strada vicinale Case Barelli. Si tratta di un fabbricato rurale di origine remota, attualmente allo stato di rudere, ma con un significativo…
What it really costs
Can you move in?
A project, not a home yet
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Structure
- Roof
- Connections
- Wiring
- Plumbing
- Septic tank
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The listing is an auctioned rustic ruin in Pistoia with roof and floors almost totally collapsed (not habitable) even though the listing claim “Renovated” — contradiction flagged. Estimated rebuild ≈€1,100/m² ⇒ renovation ≈€429,000, so effective price ≈€452,190 (~€1,159/m²), making this an auctioned ruin rather than a livable house.
More on the house and the area
Large, characterful rural ruin near Pistoia with a big 1,450 sqm plot and clear restoration potential, offered at a very low price. However the building is essentially a collapsed/rudere with no services and heavy structural failure — not move-in and requires a full rebuild and permitting work.
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€154,000 – €228,000
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.
- Described as a ruin: roof and internal floors almost totally collapsed; structural walls partially fallen
- No functioning utilities or heating — full reconnection and systems needed
- Access along a dirt/white road (strada bianca) — construction logistics could be harder
- Sale by auction; check legal/permitting details and feasibility of restoration before bidding
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 55/100Pistoia sits in the Valdinievole plain at the foot of the Pistoiese Apennines. The Ombrone Pistoiese runs through the area. To the north, within this radius, the first Apennine slopes rise quickly with chestnut woods and hill villages, while the plain around the city is built up and cultivated. Pistoia itself is the nearest town of size and has a substantial historic centre with the Romanesque church of San Giovanni Fuorcivitas, Piazza del Duomo and the Ospedale del Ceppo. The city centre is on the UNESCO serial listing for the transnational Great Spa Towns of Europe only through nearby Montecatini Terme, not Pistoia itself, so there is no UNESCO status here. The area is known for plant nurseries, which occupy a large part of the plain around the city.