Terratetto unifamiliare in Bagni di Lucca
"CASA DEL FUNGO" - Vendesi Terratetto su tre piani abitabile di circa mq. 130 lordi comprese le cantine, con a corredo terreno su cui insiste un vecchio metato, oltre terreni boschivi per oltre un ettaro. Brandeglio è una piccola località di origine medioevale tra le verdi colline di Bagni di Lucca, circondata dalla…
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 €53,000 for 90 sqm, the house is €589/sqm, but the text says it lacks heating and needs modest layout/plant upgrades, so I estimate about €350/sqm renovation; effective cost is about €939/sqm versus a low-stock baseline of €650/sqm in Tuscany townhouses. The extra woodland and small outbuilding add some value, but the very remote hamlet with almost no services limits appeal.
More on the house and the area
The mountain-borgo setting is the real draw here: big open valley views, chestnut-wood surroundings and a peaceful, tucked-away Tuscan hamlet feel. The house itself is a genuine usable home, with kitchen, bathroom, stairs and bedrooms in place, but it is basic and dated rather than beautiful inside. Dreamy location, realistic livability, but not a polished wow house without further updating.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€11,000 – €18,000
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 very plain and dated, with only modest character.
- No heating system is present.
- Likely needs layout/services updating despite being habitable.
- Tiny mountain hamlet with almost no services nearby.
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.