Terratetto unifamiliare in Bagni di Lucca
Vendita Terratetto detto CASA DEL FABBRO immerso in un piccolo borgo di case sull'estremità di una collina, nel Comune di Bagni di Lucca, ad 1,5 km dal centro e vicinissimo a tutti i servizi. Ai piedi delle colline toscane, nei pressi dei famosi stabilimenti termali di Bagni di Lucca e del suo casinò, vendesi questo…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
At €69,000 for 60 sqm, the asking price is about €1,150/sqm; with only minor immediate works assumed (~€50/sqm) the effective level is ~€1,200/sqm versus a low-stock baseline of €650/sqm in Toscana townhouses. The house appears genuinely renovated and well documented (36 photos, detailed description), but it still prices well above this cheap-homes baseline, with only a small location uplift for Bagni di Lucca and nearby thermal/tourist appeal.
More on the house and the area
This is a genuinely charming little Tuscan borgo house, with stone exterior, cotto floors, chestnut beams and a proper fireplace giving it real character. The condition looks solid and usable right now rather than project-level, though it is compact and fairly simple inside. Its wow comes from authentic village atmosphere and historic fabric more than from views or luxury.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €50/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€1,000 – €2,000
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.
- No real panoramic view shown from the house itself.
- Small 60 sqm layout may feel tight.
- No full heating system; relies on fireplace and pellet stoves.
- Parking is about 50 m away, not at the door.
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 Serchio valley between the main ridge of the Tuscan-Emilian Apennines to the north and the Apuan Alps farther west. The Serchio river runs through Borgo a Mozzano. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane and the edge of the Orrido di Botri nature reserve area is within the wider mountain hinterland. Abetone and Val di Luce ski lifts are the nearest substantial ski area, roughly 1 to 1.5 hours by road depending on the exact hamlet. Lucca is the nearest town of size, with complete services and a major walled historic centre; Castelnuovo di Garfagnana is the main smaller centre up-valley. Borgo a Mozzano is known for the Ponte della Maddalena, also called Ponte del Diavolo, over the Serchio.