Terratetto unifamiliare in Bagni di Lucca
CASA PIPPI Nel caratteristico borgo di Montefegatesi, una delle località più affascinanti del comune di Bagni di Lucca, proponiamo in vendita una graziosa casa di paese dal sapore autentico, immersa nella quiete e nella natura delle colline toscane. Qui il tempo rallenta: vicoli in pietra, aria pulita, boschi…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €80,000 for 70 sqm, the ask is about €1,143/sqm; with a habitable-home allowance of ~€200/sqm, effective cost is ~€1,343/sqm versus a low-stock baseline of €650/sqm, so it screens expensive for this catalog. Positives are 50 photos, private garden, garage/cellars and authentic village setting, but the collapsed-roof outbuilding adds complexity and the mountain hamlet location is less liquid.
More on the house and the area
This is a genuinely attractive stone village house in a very atmospheric Tuscan borgo, with authentic exterior character, greenery and mountain-facing light. The main home looks properly habitable now, with equipped kitchen, two bathrooms, heating and tidy rooms, even if the interiors are plain and a bit dated. The wow comes from the setting and real livability, not from luxury finishes.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€5,000 – €8,000
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.
- Interiors are simple and functional rather than especially beautiful.
- The adjacent outbuilding/capanna is a full renovation project with collapsed roof.
- Mountain borgo setting likely means limited parking/access convenience despite the garage.
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 71/100The cluster is in the Lima valley in the Tuscan-Emilian Apennines, with wooded slopes and narrow side valleys around Bagni di Lucca. The Lima river runs through the area, and the Serchio valley is close by toward Borgo a Mozzano. The area lies near the borders of the Appennino Tosco-Emiliano and Alpi Apuane mountain systems, though the immediate setting is the inland valley landscape rather than the highest ridges. Abetone, the nearest main ski area, is roughly 35–40 km away by road, typically around an hour’s drive depending on the exact hamlet. The nearest town of some size is Lucca, which has a complete walled historic centre and full services. Bagni di Lucca is known as a historic spa town, with thermal baths and 19th-century villa development tied to that role. The wider valley toward Borgo a Mozzano is also known for the Ponte della Maddalena, the bridge often called Ponte del Diavolo.