Terratetto unifamiliare in Bagni di Lucca
Nel caratteristico borgo di Vico Pancellorum vicino a Bagni di Lucca, un posto d'altri tempi immerso nel verde della natura delle colline dell'Appennino Toscano, vendesi terratetto di circa 73 mq. utili disposto su quattro piani completamente abitabile. La proprietà ha l'accesso direttamente dalla strada comunale. Si…
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
Habitable condition suggests about €200/m² renovation, so the effective price is roughly €1,159/m² (€70,000 / 73 m² plus light works), well above the local baseline of €650/m². The description is coherent and the house is usable, but the remote hill village location and above-baseline effective pricing make it a weak deal rather than a bargain.
More on the house and the area
The wow here is the atmospheric stone borgo setting in the wooded Tuscan hills rather than the house itself. Inside, it is a real, usable home with fireplace, kitchen, bedroom and bath already in place, but it feels basic, dated and would benefit from refreshing. Charming and livable, not a knockout dream home.
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.
- Interior is habitable but dated and fairly dark.
- Some signs of moisture/staining visible on walls and ceilings.
- No private terrace, garden, or proven open view from the house.
- Small village setting may mean limited immediate services.
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 sits in the Serchio valley on the edge of the Tuscan-Emilian Apennines, with wooded ridges and narrow side valleys immediately around it. The Lima river runs through Bagni di Lucca and joins the Serchio nearby. Part of the area falls within the Appennino Tosco-Emiliano National Park system farther up the surrounding mountains, and the Orrido di Botri canyon lies within the local mountain area. The nearest ski slopes are the small Abetone area, roughly an hour's drive depending on the exact hamlet. The nearest larger town is Lucca, with full services and major historic monuments, and the road up the valley also links toward Pistoia. Bagni di Lucca is known as a historic thermal spa area, and the valley is also known for chestnut country and mountain villages.