Terratetto unifamiliare in Villa Basilica
L' abitazione si compone al pian terreno di soggiorno e cucina abitabile con camino; al piano primo, dal disimpegno scala si accede alla camera matrimoniale e al bagno finestrato, e un piccolo balcone con ripostiglio; al piano secondo camera matrimoniale e camera singola; Completano la proprietà la cantina, il giardino…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Stone terratetto, 100sqm at 600 EUR/m2 vs baseline median 667, so ~10% below market. Habitable condition with private garden, cellar, garage, fireplace. 21 photos, fresh listing (2 days). Description contradicts 'Habitable' tag slightly: energy class G and 'necessita di lavori di manutenzione' means maintenance work needed, so budget moderate renovation (~500/m2). Note the adjacent rudere is a separate optional purchase, not part of this deal. Solid entry price for Lucca hills location.
More on the house and the area
A stone terratetto in the Lucca hills with 100sqm, 3 bedrooms and a private garden with agricultural annex, priced at €60k (€600/m2). The stone exterior and terracotta floors give modest historic Tuscan character, and the hillside village setting adds some rural charm. However, the property is genuinely ordinary: interiors are dated and cluttered with old furniture, the narrow alley approach is cramped, and it needs maintenance work. Energy class G, heating limited to pellet stove and fireplace, and one bathroom serving three bedrooms all temper appeal. No standout view, dramatic interior, or unusual feature. The low price is fair rather than a striking bargain given the work required. Solid but unremarkable.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€12,000 – €20,000
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.
- Needs maintenance work per description
- Energy class G (poorest rating)
- Heating only via pellet stove and fireplace
- Single bathroom for 3 bedrooms
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 66/100The cluster is in the hills east of Lucca on the lower slopes of the Tuscan-Emilian Apennines. The area is cut by the Pescia di Collodi and other small valleys, with chestnut woodland, olive groves and terraced hillsides. The nearest larger town is Lucca, with full services and a major historic centre enclosed by Renaissance walls. Collodi is nearby, with the old village on the hill and the Villa Garzoni complex. Montecatini Terme is also close enough for daily services and rail connections. This part of the Lucchesia is known for paper mills, olive oil and the Pinocchio connection at Collodi.