Casa singola in vendita a Bagni di Lucca
N.B. LA FOTO PUBBLICATA NON CORRISPONDE ALLA REALTÀ, È SOLO A SCOPO DIMOSTRATIVO DELLA TIPOLOGIA DI IMMOBILE, FOTO REALI E PLANIMETRIE SONO VISIONABILI IN AGENZIA. SERVIZIO "BASE" : SOLO FORMULAZIONE E PRESENTAZIONE DELL'OFFERTA AD EURO 250 SERVIZIO "COMPLETO" : OLTRE AL COSTO DEL SERVIZIO BASE PROVVIGIONE DI AGENZIA…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Structure
- Damp
See what needs doing and what each job costs
This is a judicial auction with a €23,671 starting offer, not a standard home sale, and the advertised photo does not show the actual property. The 254 m² house is in very poor condition with serious water infiltration and inaccessible upper floors, implying roughly €1,100/m² to restore.
More on the house and the area
The apparent Tuscan house, garden, views, and attractive interiors cannot be credited because the images are only illustrative AI renders. The real property is a 254 m² four-level building in poor maintenance condition, with major infiltration and possible structural issues, so it is a high-risk renovation project rather than a beautiful ready-to-live-in home.
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€101,000 – €149,000
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.
Show more
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.
- The entire photo gallery is explicitly AI-generated and does not depict the actual property.
- The real building is in very poor condition with extensive water infiltration and possible structural problems.
- Upper floors were not inspected because of unsafe stairs, and the listing reports no confirmed bathrooms.
- This is an auction purchase with additional legal, technical, and agency/service costs.
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 is in the Lima valley in the Tuscan-Emilian Apennines, with wooded slopes and narrow side valleys around it. The Lima river runs through Bagni di Lucca, and the Serchio valley is nearby. Parts of the local area fall within the Parco Regionale delle Alpi Apuane to the west and the Appennino Tosco-Emiliano landscape is close to the north. The nearest ski area is Abetone, roughly an hour by road depending on the exact hamlet. Bagni di Lucca itself is a small historic spa town with bridges, villas and thermal buildings, and Lucca is the nearest substantial city with full services and rail connections. The area is known for thermal springs and for valley roads leading toward the Garfagnana and the Abetone pass.