Casa indipendente in Via della Bordogna
NOZZANO - Posizionato in zona molto verde e tranquilla, inserito in buon contesto, luminoso terratetto in angolo, con vista sulla campagna circostante, completamente da ristrutturare, corredato da circa 200 mq. di terreno staccato dalla casa a circa 100 metri di distanza e da due posti auto davanti casa. L'abitazione…
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
The €90,000 asking price is €600/m², slightly below the local €616/m² benchmark, but the house is completely to renovate. Adding an estimated €165,000 renovation cost brings the effective total to about €255,000, or €1,700/m², before considering its energy class G.
More on the house and the area
This Tuscan country house has genuine character: exposed timber ceilings, old terracotta floors, traditional shutters and a fireplace. However, it is clearly a renovation project rather than a move-in home, with damp-marked walls, a dated kitchen and substantial updating needed despite the intact floors and roof.
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€59,000 – €88,000
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.
- Advertised as completely to renovate, with visible damp, worn finishes and outdated systems.
- Only one bathroom is shown/listed for a six-room, two-storey-plus-attic house.
- No clear exterior or full view of the detached land is provided in the gallery.
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 55/100The cluster is in the built-up area of Lucca, so the setting is an urban plain rather than open countryside. The Apuan Alps rise to the north-west and the Monte Pisano hills are to the south. The Serchio river crosses the Lucchese plain. Lucca is the nearest town of size and has complete city services, a walled historic centre and major churches. Lucca is known for its intact Renaissance walls and for its historic urban fabric.