Terratetto unifamiliare in Lucca
Sesto di Moriano (Lucca) - Fabbricato finale libero su due lati allo stato grezzo attualmente accatastato come garage ma con la possibilità di cambio destinazione in civile abitazione di circa 100mq suddiviso in garage al piano terra e appartamento al primo piano dal quale si può accedere sia dall'interno del garage…
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
At €59,000 for 100 sqm (€590/sqm), the ask looks cheap versus the local baseline of €650/sqm, but it is only shell condition: currently cadastrally a garage, with utilities still to be connected and conversion/finishing needed. Using ~€850/sqm renovation, effective cost is about €1,440/sqm, so this is a decent project in a good serviced location near Lucca rather than a standout bargain.
More on the house and the area
The brick-arched facade, stone walls and timber roof structure give it some authentic Tuscan character, and the price is low for Lucca. But this is still a raw shell rather than a usable home: interiors are unfinished and it is not yet ready to live in. The rebuilt roof and new structure help, yet the condition keeps the wow firmly capped.
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, €850/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €35,000
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.
Show more
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.
- Raw shell/al grezzo: no finished kitchen, bathroom or floors
- Currently cadastral category is garage; change of use to residential is still needed
- Utilities are present nearby but need connection
- No view or outdoor space shown
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 Serchio valley between the lower Garfagnana and the Lucchesia, with the Apuan Alps to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through the area. The Parco Regionale delle Alpi Apuane begins within this radius on the western side of the valley. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the exact hamlet. Lucca is the nearest city of size, with full services and a major historic centre enclosed by Renaissance walls. Borgo a Mozzano is known for the Ponte della Maddalena, also called the Devil’s Bridge, on the Serchio.