Villetta bifamiliare in Via Don Aldo Mei, 52, Compitese, Capannori,
Prezzo ribassato! VENDITA ALL'ASTA - Terra-tetto da ristrutturare a Capannori, località Ruota, disposto su tre livelli oltre al piano soffitta, attualmente allo stato grezzo e interessato da lavori di ristrutturazione. A lavori ultimati, l'immobile sarà composto da: - Piano seminterrato: locale cantina e unico vano ad…
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
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
This property is explicitly sold by judicial auction, which makes it a trap under the catalog rules. At €33,750 plus an estimated €101,500 renovation cost, the effective cost is about €933/m², above the €533/m² local benchmark; the listing also reports two bathrooms while the structured data reports none.
More on the house and the area
The stone village setting has genuine historic character and glimpses toward wooded Tuscan hills, with a small exclusive courtyard. However, this is currently an unfinished renovation project rather than a usable home: the interiors lack finished rooms and services, so the low price reflects substantial work still needed.
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€29,000 – €51,000
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.
- Major renovation required: the interiors are raw, dark and cluttered, with no visible finished kitchen or bathrooms.
- Auction purchase adds legal, timing and due-diligence risks.
- Access is through narrow historic village lanes, and utilities/roof condition are not established.
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 is on the plain east of Lucca between Monte Pisano and the first hills that rise toward the Pizzorne plateau and the Tuscan-Emilian Apennines. The Serchio valley is just to the north-west and the wetlands of the former Lake of Bientina lie to the east and south-east. Lucca is the nearest town of size, with its complete Renaissance walls, a large historic centre and rail connections. The villas and parklands of the Lucchesia are a known feature of this area, especially around Capannori and the eastern approaches to Lucca.