Terratetto unifamiliare in Luni
Porzione di bifamiliare composta da: piano terra ingresso, sala con camino e cucina; piano primo camera matrimoniale, cameretta, bagno. Giardino di circa 500 mq a piane In posizione tranquilla e panoramica, immersa nel verde della provincia di La Spezia, proponiamo in vendita una casa semindipendente di 4 locali. La…
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
Habitable townhouse at 944 EUR/m2 vs baseline median 528 EUR/m2, so ~79% above local median despite good condition. Fresh listing (1 day). Description is contradictory: states two floors (piano terra + piano primo with bedrooms upstairs) yet also claims 'unico piano terra' single level. Missing building_year and energy_class. Positives: habitable, ~500 sqm garden, panoramic view, heating, 22 photos. Price premium over baseline caps the score; renovation is minor/cosmetic given habitable state.
More on the house and the area
Semi-detached townhouse in Luni (La Spezia), 90sqm, €85k. Main charm is the interior brick archway giving some rustic character, plus a ~500sqm terraced garden immersed in olive trees and greenery. Otherwise interiors are lived-in and dated (green tiled floors, cluttered rooms, worn kitchen) and the exterior shows crumbling plaster. Quiet green setting is pleasant but nothing that stops the scroll. Ordinary listing with mild rustic appeal and a decent garden.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€9,000 – €15,000
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.
- Interiors dated and cluttered, kitchen and rooms show wear
- Exterior plaster deteriorating with visible cracks and patches
- Panoramic view claimed but not clearly visible in photos
- Description inconsistent (says single floor then two floors)
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 77/100The Apuan Alps rise immediately inland, with the marble mountains around Carrara visible within the local landscape. The Magra plain and the lower Magra River are part of the area, and the Ligurian Sea shore is a few kilometres away at Marinella and the Gulf of La Spezia side of the coast. The Montemarcello-Magra-Vara Regional Park is within the area, covering the lower Magra, wetlands and the promontory above Bocca di Magra and Tellaro. The nearest larger town is Carrara, which has full services and is known for marble; La Spezia is the other main urban centre for daily services and rail links. The archaeological area of Luni, with the remains of the Roman colony and amphitheatre, is a defined historic feature of the immediate area. The area is known for the meeting of coast, river plain and marble mountains, and for marble quarry country just inland.