Rustico in Pescaglia
Vendita di Rustico denominato LA CAPANNA In vendita il piccolo rustico denominato LA CAPANNA, situato nel cuore dell'Appennino Tosco-Emiliano, nel comune di Pescaglia Frazione di Villa a Roggio. Questa proprietà, posta a circa 300 metri di altitudine, offre una vista panoramica mozzafiato ed è circondata dalla natura…
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 €25k for 50 sqm, the ask is €500/sqm, but it is completely to restore and currently an unused rural building without utility connections, so effective cost is about €1,600/sqm including renovation. That is far above the local cheap-stock baseline of €512/sqm; the panoramic Tuscany setting helps a little, but legal conversion and utility hookup risk keep this only fair.
More on the house and the area
The stone exterior, mossy walls and wooded Tuscan setting are atmospheric, with some genuine rustic character and land around it. But this is not a usable home today: the interior is essentially a broken shell with a holed roof and unsafe floors, and the listing says it may need authorization to convert to residential use. Dreamy setting, heavy project.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€20,000 – €29,000
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.
Show more
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.
- Completely to renovate; interior is a raw shell with major structural failure.
- Roof is breached and parts look unsafe/collapsed.
- No bathroom, kitchen, or habitable rooms visible.
- Not connected to water or الكهرباء/energy utilities yet.
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 sits in the first relief of the Apuan Alps and the Serchio valley hill country. The Serchio river corridor is within this area, and the higher Apuan ridges rise nearby to the north and west. Part of this territory falls in the Parco Regionale delle Alpi Apuane. The nearest substantial town is Lucca, which has a complete walled historic centre and full services. The Versilia coast and the ski lifts of the Apuan and Apennine side are reachable by car, but they are outside the immediate landscape and do not affect the score. This part of north-west Tuscany is known for wooded hills, stone villages, chestnut country and olive terraces on the lower slopes.