Villa unifamiliare in Lucca
ESCLUSIVA - Maggiano, zona Ovest di Lucca, a solo 6 km dalle mura urbane, villino elevato su unico piano, (piano terra rialzato) libero su quattro lati, corredato da giardino privato e parte in uso esclusivo completamente recintato di circa 100 mq, composta da ingresso-soggiorno con angolo cottura, camera da letto…
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
Listed at €78,000 for 58 sqm (€1,345/sqm), but it needs major work and is currently without systems; with an estimated €900/sqm renovation, effective cost is about €2,245/sqm. The text says the permit for change of use to civil habitation is included, so it is not yet a normal dwelling today; versus this stock baseline of €532/sqm, it looks very expensive for its condition.
More on the house and the area
This is a usable little detached house shape rather than a ruin, with a fenced garden and pleasant semi-hilly greenery around it. But the wow factor is low: the architecture is plain, there are no notable views or historic features, and the lack of systems means it needs real renovation before it becomes a livable home. The paid permit and change of use help practicality more than beauty.
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€12,000 – €20,000
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.
- No systems are installed, so it is not currently ready to live in.
- Interiors are plain and partially unfinished, especially the kitchen area.
- Small size and modest outdoor space limit the dream factor.
- Exterior is functional rather than characterful or scenic.
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 72/100The cluster is in the Versilia plain between the Tyrrhenian coast and the Apuan Alps. Lake Massaciuccoli lies in the area, with marshland and reedbeds that form part of the Migliarino, San Rossore, Massaciuccoli Regional Park. Viareggio is the nearest larger town, with full services, a railway station and a substantial seafront. Lucca and Pisa are both important nearby cities for daily services and transport, but they are outside the immediate 15 km landscape. The area is known for wetlands around the lake, coastal pinewoods nearby, and the backdrop of the Apuan mountains rising behind the plain.