Terratetto unifamiliare in Bagni di Lucca
"CASA LA ROCCA" - Vendita di Abitazione Terratetto, ai margini del centro storico del caratteristico paesino di Lucchio, nel comune di Bagni di Lucca, a circa 780 mt sul livello del mare, da cui si gode un bellissimo panorama della sottostante valle e delle cime dell'Appennino Tosco-Emiliano. Lucchio è una delle più…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €18,000 for 32 sqm, the asking price is €562/sqm, but with a full renovation need and semi-collapsed internal stairs the effective cost is about €1,562/sqm (€562 + €1,000), far above the €650/sqm local baseline. The roof was redone in 2002 and it is a true dwelling with 42 photos, but the tiny size, no bathroom listed, and difficult pedestrian-only access in a remote mountain hamlet limit the appeal.
More on the house and the area
This is a wonderfully atmospheric stone house in a dramatic, hidden mountain hamlet with beautiful valley views and real old-world character. But the interior is essentially a bare, damaged shell with semi-collapsed stairs and major structural/interior work needed, so it is a project rather than a livable home today. The €18k price adds romance, but condition keeps the wow firmly in the mid range.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€6,000 – €11,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Complete renovation needed; interiors are stripped and partially collapsed.
- No bathroom is visible and the house is not currently habitable.
- Access is only on foot or with very small vehicles through narrow village lanes.
- Tiny internal size (about 32 sqm usable house plus cellar/attic).
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 with the Tuscan-Emilian Apennines close around it. The Lima river runs through Bagni di Lucca and joins the Serchio nearby. The area is known for wooded valleys and historic thermal baths. Within about 15 km, the nearest larger centre is Borgo a Mozzano, which has services and the Ponte della Maddalena, known as the Devil's Bridge. Lucca is the main city for a wider range of services but it is farther away and does not affect the score. The nearest ski terrain is on the Abetone side of the Apennines, well beyond the local radius and reached by a substantial mountain drive.