Terratetto Porcari Padule 105 m2 al grezzo
ESCLUSIVA – PORCARI (LOCALITÀ PADULE) Lorenz Immobiliare propone in esclusiva, nella tranquilla località Padule di Porcari, un interessante terratetto di circa 105 mq, inserito in un caratteristico contesto di corte e contraddistinto da un'esposizione completamente ad Est, che garantisce un'ottima luminosità naturale…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Terratetto of 105sqm at €371/m2 vs baseline median €650/m2 — roughly 43% below median, a solid discount. Fresh listing (1 day). However it's sold 'allo stato grezzo' (bare shell): no active utilities, no finishes, no bathroom, no distributed rooms. Fully non-habitable, requiring complete build-out (~€900/m2 for full finishing, systems, and interiors). Missing building year and energy class. Post-renovation cost (~371+900=€1271/m2) still sits well below likely finished market value near/above baseline, so upside is genuine but renovation risk is high. Solid structure (laterocemento, RC stairs) and easy utility connection support the case. Not a diamond given the extent of work and unknowns; a good speculative/personalization buy.
More on the house and the area
Bare-shell townhouse in Porcari (Padule) at €39k/105sqm. Actual condition photos show gutted brick/concrete interiors, dirt floors, exposed structure and a weathered facade. The polished renovated interior and clean exterior shots are inconsistent with the raw state and likely illustrate potential or a different unit. Solid laterocemento structure over three levels is a practical renovation base, but there is nothing visually striking - no view, no notable historic character, no stunning finishes. Low price is fair for a shell rather than a bargain on something remarkable. Ordinary blank-canvas project with no wow.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€21,000 – €37,000
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.
- Photos of finished interior/exterior appear to be from another property (staging/comp shots) - subject is bare shell
- Property sold at grezzo (bare structure) state, no utilities connected
- No bathrooms, needs complete renovation
- Situated in a courtyard context with limited views
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 plain east of Lucca between Monte Pisano to the south and the first hills that rise toward the Pizzorne plateau and the Apennine foothills to the north-east. The Serchio basin shapes the wider landscape around Lucca, with canals and farmland across the plain. Lucca is the nearest substantial town and has a complete walled historic centre, rail links and full services. Within this area are a number of Lucchesi villas and estate landscapes, especially around Marlia and Segromigno, for which this part of Capannori is known. The Piana di Lucca is known for mixed agriculture, nurseries, villas and suburban settlement spread along local roads.