Terratetto Angolare Porcari Padule da Ristrutturare
ESCLUSIVA – PORCARI (LOCALITÀ PADULE) Lorenz Immobiliare propone in esclusiva, nella tranquilla località Padule di Porcari, un caratteristico terratetto angolare dal sapore autentico, inserito in un contesto riservato con piacevoli affacci aperti e un'ottima esposizione a Sud-Est, che garantisce luminosità naturale…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Price of €176/m² is far below the regional median of €661/m², a strong headline discount. However, the property requires a complete renovation (uninhabitable) and 50% is cadastrally registered as C/2 storage/deposit, not living space, which inflates the effective livable sqm and complicates valuation. No connected utilities beyond electricity (water, sewer, gas only 'easily connectable'). Missing condition, year, energy class. Fresh listing (1 day). At ~165m² a full gut renovation runs roughly €1000-1200/m², so total spend of ~€29k + ~€180k renovation lands near or above post-reno market value only if the storage portion is successfully converted to residential—which needs permits. Genuine upside for a self-build or multi-unit project, but the deposit classification, full-reno requirement, and data gaps keep this at fair rather than a clear bargain.
More on the house and the area
A derelict Tuscan terratetto in Porcari (Padule) at just €29,000 for ~165 sqm (€176/m2), which is the main draw. Exterior shows a weathered stone/plaster facade with brick-arched doorway and characterful old windows, but heavily overgrown with ivy and clearly abandoned. Interiors are raw and gutted: exposed beam ceilings, old stone stairs, two large stone fireplaces with hanging cauldron, peeling plaster, exposed brick and vintage clutter. Genuine rustic historic character and a single flattering CGI render showing renovation potential, but everything needs complete restoration. Location is ordinary/semi-industrial rather than scenic. The low price creates a bargain-effect hook, though there is no move-in wow and significant caveats.
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€65,000 – €97,000
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.
- Full renovation required - property is a shell
- Only one render (photo 9) shows finished potential; rest is derelict
- No bathrooms; 50% cadastrally a deposit (C/2)
- Watermarked agency photos throughout
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.