Villa
IA04211 – MAESTOSA VILLA STORICA SULLE COLLINE PISTOIESI Immersa nelle affascinanti colline pistoiesi, in posizione dominante e di assoluta privacy, questa maestosa villa storica rappresenta una delle residenze più prestigiose della Toscana. La proprietà gode di una straordinaria panoramicità: dai giardini e dagli…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Prestigious historic villa listed at €3,933/m²; adding a modest renovation allowance (€200/m² → +€300k) gives an effective ≈ €4,133/m² vs the regional median €533/m². This is a high-end, luxury price far above the catalog’s typical bargains, not a value renovation opportunity for our audience.
More on the house and the area
A truly majestic, move-in-ready Tuscan villa with intact frescoed salons, original parquet and beamed ceilings, large cellar and well-equipped kitchen — all signs of a residence you could actually live in. Set in private parkland and olive groves with sweeping hilltop views (reportedly as far as Florence's Duomo), it’s one of those rare historic homes that combines show-stopping beauty with usable rooms throughout.
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€99,000 – €167,000
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.
- Likely listed / subject to historic-preservation rules limiting changes
- Very high running and restoration/maintenance costs for a property of this scale
- Modern systems (heating/electrics/plumbing) not shown — may need updating
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 58/100The cluster lies on the Monte Albano hills between the Valdinievole plain and the Pistoia plain. The Nievole basin and the Padule di Fucecchio wetlands are within this area. Montecatini Terme is the nearest substantial town, with thermal establishments and rail connections, and Pistoia is also close with a large historic centre and services. This part of Tuscany is known for olive groves on the lower hills, nurseries and market gardening on the plain, and spa towns in the Valdinievole.