Cascina in Capannori
Capannori, San Gennaro – Tipico fienile indipendente con terreno e uliveto Nelle splendide e ricercatissime colline di San Gennaro, in posizione panoramica e immersa nella quiete della campagna toscana, proponiamo in vendita un caratteristico fienile di circa 100 mq, totalmente libero su 4 lati da ristrutturare.…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationSee what needs doing and what each job costs
At €98,000 plus an estimated €110,000 renovation, the effective cost is about €2,080/m² versus roughly €492/m² for comparable Tuscan stock. The panoramic San Gennaro setting, land and olive trees add lifestyle value, but this is a 100 m² barn requiring full renovation and the listing does not clearly confirm residential conversion feasibility.
More on the house and the area
A highly characterful Tuscan brick fienile with distinctive arched wooden doors, historic ventilation brickwork, surrounding greenery, olive trees, and glimpses of hills. However, it is currently an agricultural outbuilding/shell with open areas and no visible residential facilities, so the charm is real but the property is a major renovation project rather than a home you could move into.
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€40,000 – €59,000
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.
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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.
- This is an empty agricultural shell, not a livable home: the photos show no finished interiors, kitchen, bathroom, or residential services.
- Substantial renovation is required, including interior floors and finishes, utilities, insulation, and likely structural and planning checks.
- The overgrown grounds and olive grove will need ongoing clearing and maintenance.
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 66/100The cluster is in the hills east of Lucca on the lower slopes of the Tuscan-Emilian Apennines. The area is cut by the Pescia di Collodi and other small valleys, with chestnut woodland, olive groves and terraced hillsides. The nearest larger town is Lucca, with full services and a major historic centre enclosed by Renaissance walls. Collodi is nearby, with the old village on the hill and the Villa Garzoni complex. Montecatini Terme is also close enough for daily services and rail connections. This part of the Lucchesia is known for paper mills, olive oil and the Pinocchio connection at Collodi.