Casa bifamiliare in Via Borgo 6
Indipendente con giardino e cantina Nel caratteristico borgo di Sorana, a circa 20 minuti dalla città di Pescia, proponiamo in vendita, terratetto libero su tre lati terra di ca 70 mq. corredato da cantina di ca 35 mq. e da giardino di ca 105 mq. Esternamente la facciata è in pietra, in buono stato, anche…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The €45,000 asking price is €643/m², close to the local €666/m² benchmark, but the house is a bare shell without electrical or plumbing systems, floors, doors, or windows. Allowing roughly €77,000 for restoration brings the effective cost to about €1,743/m², before considering the remote hillside setting.
More on the house and the area
A highly atmospheric Tuscan stone townhouse with exposed masonry, old timber-and-tile ceilings, a private garden, and a genuinely beautiful green-hills view. However, it is not currently livable: the interior is a raw renovation site without utilities, finished floors, doors, or proper fittings, so the strong character is balanced by major restoration 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€28,000 – €41,000
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.
- The property is explicitly an unfinished shell: no electrical or plumbing systems, floors, doors, or window fittings.
- Interiors are dusty and rubble-filled, with substantial renovation required before it can be occupied.
- Access is via narrow paths and steps, and the garden includes an old chicken coop requiring attention.
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 68/100The cluster is in the Serchio valley on the edge of the Tuscan-Emilian Apennines, with wooded ridges and narrow side valleys around Bagni di Lucca. The Lima river runs through the area and joins the Serchio nearby. The landscape is part of the mountain and valley belt that leads up toward the Apennine passes rather than the open Lucchesia plain. The nearest ski area is Abetone, roughly an hour’s drive depending on the exact hamlet. Bagni di Lucca is the nearest small centre with thermal-bath history, while Lucca is the nearest city of size with full services and major monuments. The area is known for spa history, chestnut and forest country, and road access up the Lima valley toward the Apennine border.