Rustico/casale
terratetto prima collina composto da piano terra piccola corte cucina sala e bagno 1 piano stanza di passaggio 2 piano 2 camere matrimoniali libera su quattro lati ristrutturazione avanzata.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
At €90,000 (€1,286/m²), plus an estimated €49,000 renovation for the 70 m² farmhouse, the effective cost is about €1,986/m²—far above the local €491/m² reference. The description says renovation is advanced but does not clarify what remains, and it mentions a bathroom despite the listing data showing none.
More on the house and the area
This is a genuine Tuscan terratetto with attractive exposed beams, traditional shutters, a working-looking kitchen, and a leafy small courtyard. It appears substantially usable rather than a ruin, but the damp, unfinished stairwell, and uncertain bathroom situation keep it below the dream-home tier.
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€14,000 – €25,000
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.
- Renovation is described as advanced but visible damp, unfinished surfaces, and rough stair areas remain.
- Bathroom status is unclear: the listing says there is one, while the facts show zero baths.
- The home has steep internal stairs and no proven panoramic view or substantial private land.
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 74/100The cluster sits between the Apuan Alps and the Tyrrhenian coast. Lake Massaciuccoli lies in the area, with wetlands that form part of the Migliarino, San Rossore, Massaciuccoli Regional Park. Viareggio is the nearest larger town, with full services, rail links and a major seaside promenade. Lucca is also close for daily services and a substantial historic centre. The area is known for the Puccini connection around Torre del Lago and Lake Massaciuccoli.