San Vito terratetto 100mt Euro 99.000 tr
San Vito terratetto finale di circa 100mt su 3 livelli al momento accatastato come C1 con possibilita' di trasformazione in civile abitazione, composto al piano terra da unico vano, piano primo 2 vani e bagno, piano secondo 2 vani e bagno, corredato da resede esclusiva per 2 posti auto, necessita di lavori di…
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
It is currently cadastral category C1, not a dwelling, with only a stated possibility of conversion to residential use; that legal uncertainty is a veto red flag. Even ignoring the veto, €99,000 + ~€79,100 renovation implies about €1,576/m² effective versus a €650/m² baseline, which is weak.
More on the house and the area
This is a functional three-level shell of a future home rather than a dreamy Tuscan house today. The interiors are usable in parts, with floors, stairs and bathrooms present, but it needs real renovation and the current commercial registration seriously weakens livability. The low price per sqm helps, but the photos show little beauty or atmosphere.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€22,000 – €40,000
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.
- Currently registered as C1, so change of use to residential is needed
- Needs renovation and finishing work before comfortable living
- No proven view, garden, or notable exterior character in photos
- Ground floor appears partly stripped/commercial in feel
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 built-up area of Lucca, so the resident setting is the city rather than open countryside. The Apuan Alps rise to the north-west within this part of the province. The Serchio river plain runs beside the city. Lucca has a complete ring of Renaissance walls around the historic centre, a large stock of churches and towers, and regular city services, rail links and shops. The area is known for the walled old city and for olive hills and villas on the nearby Lucchesia slopes.