Rustico in Pescaglia
Scopri questa affascinante porzione di rustico nel comune di Pescaglia, in provincia di Lucca, una proprietà che custodisce tutto il fascino della tradizione toscana e la promessa di un futuro tutto da realizzare. L'abitazione, di circa 130 mq, è situata all'interno di un caratteristico borgo ed è la soluzione ideale…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
See what needs doing and what each job costs
Portion of a rustic farmhouse (porzione di rustico) in Pescaglia, Lucca, at 792 EUR/m2 vs baseline median 509 EUR/m2, so ~56% above local median but still low absolute price at 95k for 120-130 sqm. Positives: major structural work already done in 2010 (perimeter wall consolidation, full roof and floor slabs redone to anti-seismic norms), which removes the most expensive/risky renovation items. Fresh listing (5 days), 29 photos, garage and heating tags. Negatives: interiors are entirely unfinished (needs renovation, not currently habitable), requiring full internal build-out, systems (electrical/plumbing/HVAC), and finishes, budget ~800 EUR/m2. It is a portion of a building, not standalone, and the adjacent annex is a separate purchase. No building year (though 2010 works dated), no energy class. Overall solid value given structural work is complete, but total spend to finish must be factored in.
More on the house and the area
Farmhouse portion in a Tuscan borgo near Lucca at a low €792/m². The wow imagery (stone walls, wood-beamed ceilings, terracotta, warm rustic-modern interiors) is entirely AI/CGI render, not real photos — the interiors are actually unfinished. Genuine appeal comes from the traditional Tuscan character, completed anti-seismic structural work (roof/floors/walls, 2010), and the bargain price, but the polished look is aspirational, not delivered. Real charm potential exists but buyer must fund the full interior fit-out.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
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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.
- All furnished images are explicitly illustrative renders, not the actual property state
- Interiors are unfinished and need completion (finishes, systems, layout)
- Property needs renovation despite completed structural works
- No energy class or building year listed
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 72/100The cluster sits in the first relief of the Apuan Alps and the Serchio valley hill country. The Serchio river corridor is within this area, and the higher Apuan ridges rise nearby to the north and west. Part of this territory falls in the Parco Regionale delle Alpi Apuane. The nearest substantial town is Lucca, which has a complete walled historic centre and full services. The Versilia coast and the ski lifts of the Apuan and Apennine side are reachable by car, but they are outside the immediate landscape and do not affect the score. This part of north-west Tuscany is known for wooded hills, stone villages, chestnut country and olive terraces on the lower slopes.