Annesso con terreno
ANNESSO CON TERRENO. Needs renovation, garage, caminetto, esposizione interna, impianto tv con parabola satellitare, cantina.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Heating
- Kitchen
See what needs doing and what each job costs
At €60,000 (€1,000/m²), this 60 m² property would already require substantial renovation, but it is described as an “annesso con terreno,” indicating an agricultural/storage outbuilding rather than a legally established dwelling. The listing does not say it can be converted into a residence.
More on the house and the area
A genuine Tuscan hillside farmhouse surrounded by mature olive and fruit trees, with a striking wooded-valley and mountain outlook. The house has a sound-looking tiled roof, fireplace, floors, shutters, bathroom fittings, and usable enclosed rooms, but the interiors are tired and require meaningful renovation rather than simple redecoration.
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€12,000 – €21,000
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.
- Clearly needs renovation, with extensive peeling plaster and signs of damp or age indoors.
- Hillside setting may mean difficult access and challenging maintenance of the sloping land.
- Utilities, heating, and the full bathroom/kitchen setup are not clearly documented.
- The garden appears partly overgrown and includes basic agricultural sheds or structures.
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 63/100The cluster is in the Valdinievole, a settled basin between the plain of Lucca and the first slopes of the Tuscan-Emilian Apennines. The Pescia river runs through the area. To the east, within this radius, are the Padule di Fucecchio wetlands, a regional nature reserve and one of the largest inland marsh areas in Italy. North of Pescia the land rises quickly into the Colline e Svizzera Pesciatina, a system of wooded hills with stone villages such as the Ten Castella. Montecatini Terme is the nearest town of size, with historic spa buildings and rail connections; Lucca is the nearest larger city for daily services beyond the immediate area. The area is known for ornamental plant nurseries and for the historic thermal towns of the Valdinievole.