Palazzo - Edificio in Villa Basilica
PALAZZO AMMANNATI Un gioiello da riscoprire nel cuore di Villa Basilica. Nel cuore autentico del centro storico di Villa Basilica, dove il tempo sembra scorrere più lentamente e ogni pietra racconta una storia, sorge Palazzo Ammannati, un piccolo palazzo disposto su tre livelli (piano terra, primo e secondo piano), che…
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 €75,000 for 285 sqm, the asking price is just €263/sqm versus a local baseline of €519/sqm, but with a likely renovation budget of about €650/sqm the effective cost rises to roughly €913/sqm. The historic-center Tuscany setting and strong original features help, but this is still a substantial renovation project with mixed-use composition (2 dwellings plus 1 warehouse unit), so the discount is not as cheap as the headline price suggests.
More on the house and the area
This has real Tuscan-borgo romance: stone-and-brick facades, huge original beams, fireplaces and lovely rooftop-to-green-valley views. But the current condition is still essentially a raw renovation project, with stripped interiors and no visible finished living spaces, so it is not yet a usable home. At €75k for such size and character, the bargain appeal is strong, but the wow is capped by the work needed.
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, €650/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€56,000 – €100,000
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.
- Full renovation required before it is truly habitable
- No visible finished kitchen or bathrooms
- Aged beams/ceilings and temporary supports suggest structural work to verify
- Historic center access/parking may be limited despite possible ground-floor garage use
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 66/100The cluster is in the hills east of Lucca on the lower slopes of the Tuscan-Emilian Apennines. The area is cut by the Pescia di Collodi and other small valleys, with chestnut woodland, olive groves and terraced hillsides. The nearest larger town is Lucca, with full services and a major historic centre enclosed by Renaissance walls. Collodi is nearby, with the old village on the hill and the Villa Garzoni complex. Montecatini Terme is also close enough for daily services and rail connections. This part of the Lucchesia is known for paper mills, olive oil and the Pinocchio connection at Collodi.