Terratetto unifamiliare in Bagni di Lucca
CASA DELLA LAVANDAIA - Terratetto in Vendita a Benabbio, frazione collinare di Bagni di Lucca molto caratteristica, a pochi km dal capoluogo ed immersa tra gli oliveti della zona. Vendesi terratetto libero su tre lati, disposto su tre piani per circa 120 mq. utili più cantine. Si accede all'abitazione con strada…
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 €45,000 for 120 sqm, the ask is €375/sqm; with light habitable updates estimated at ~€250/sqm for impianti and infissi, effective cost is about €625/sqm, roughly in line with the Toscana townhouse baseline of €650/sqm. Good size, 50 photos, heating, and usable condition support the value, though the hill hamlet location and need for modernization keep it from scoring higher.
More on the house and the area
This has real dreamer appeal: a stone hill-village setting, wide mountain views, a little garden/resede, and lovely old-world atmosphere including the public washhouse nearby. Crucially it looks like a genuine habitable house, not a shell, with roof, floors, fireplace and usable rooms, though it clearly needs updating rather than immediate stylish living. At €45k for 120 sqm plus large cantinas in Tuscany, the value adds a strong bargain glow.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€10,000 – €17,000
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.
- Needs modernization of systems and windows
- Interiors shown are basic and dated rather than polished
- Access is through village lane/common courtyard
- Outdoor space appears small and close to neighbors
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 Lima valley in the Tuscan-Emilian Apennines, with wooded slopes and narrow side valleys around it. The Lima river runs through Bagni di Lucca, and the Serchio valley is nearby. Parts of the local area fall within the Parco Regionale delle Alpi Apuane to the west and the Appennino Tosco-Emiliano landscape is close to the north. The nearest ski area is Abetone, roughly an hour by road depending on the exact hamlet. Bagni di Lucca itself is a small historic spa town with bridges, villas and thermal buildings, and Lucca is the nearest substantial city with full services and rail connections. The area is known for thermal springs and for valley roads leading toward the Garfagnana and the Abetone pass.