Terratetto unifamiliare in Villa Basilica
BOVEGLIO – VILLA BASILICA (LU) **Terratetto di circa 227 mq con terrazza panoramica, 4 camere, cantine e locali accessori** Nel caratteristico borgo di Boveglio, immerso nel verde delle colline lucchesi, proponiamo ampio terratetto disposto su quattro livelli, ideale per chi cerca una tipica abitazione toscana con…
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
Priced at 242 EUR/m2 vs regional median of 650 EUR/m2, a strong ~63% discount for a 227 sqm townhouse in a Tuscan borgo near Lucca. Habitable structure across four levels with 4 bedrooms, terrace, cellars and accessory rooms; needs modernization (energy class G, condition 'needs renovation'). At full renovation ~500 EUR/m2 (~113k), total ~168k stays well under market value for the finished sqm, leaving comfortable margin. Minor red flags: building_year missing, days_on_market=0 (fresh listing), and description inconsistency (2 baths in features vs 1 bath in the listing). Remote hillside location (26 km to Lucca, no sea) limits liquidity but suits vacation/primary use. Solid value overall.
More on the house and the area
This is a big old Tuscan borgo house with rough stone façades, shuttered windows, a sunny terrace and a pergola-like outdoor space. The terrace opens to rooftop and hillside views, and the setting in the green Lucchesi hills adds real atmosphere. Inside, the rooms are large and bright but mostly simple and dated rather than visually magical.
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€26,000 – €44,000
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.
- Interiors shown are quite plain/dated rather than romantically restored.
- Outdoor spaces look weathered and may need substantial updating.
- Photos suggest tight borgo context with close neighboring buildings.
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 74/100The cluster is in the Lima valley in the Tuscan-Emilian Apennines, with wooded slopes and narrow side valleys around it. The Lima river runs through Bagni di Lucca, and the Serchio valley is nearby. Parts of the local area fall within the Parco Regionale delle Alpi Apuane to the west and the Appennino Tosco-Emiliano landscape is close to the north. The nearest ski area is Abetone, roughly an hour by road depending on the exact hamlet. Bagni di Lucca itself is a small historic spa town with bridges, villas and thermal buildings, and Lucca is the nearest substantial city with full services and rail connections. The area is known for thermal springs and for valley roads leading toward the Garfagnana and the Abetone pass.