Cascina in Lucca
San Concordio (Lucca) - In un contesto di corte troviamo una capanna finale libera su 3 lati di circa 48 mq da poter trasformare in civile abitazione con giardino adiacente di circa 90 mq sul laterale del fabbricato. Come utenze vanno tutte realizzate di cui va fatto: il pozzo perchè non passa l acquedotto, per le…
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
This 48 sqm former capanna is priced at €42,000 (€875/sqm), but with a full restoration estimate of about €1,100/sqm the effective cost rises to roughly €1,975/sqm, far above the local baseline of €514/sqm. It can reportedly be converted to residential use and is close to Lucca city services, but the need to create all utilities (well, septic, LPG/heat pumps) makes it a weak-value renovation project.
More on the house and the area
The little stone-and-brick barn has real rustic Tuscan character, with a photogenic facade and a usable side garden. But it is still essentially a conversion project rather than a livable house, with no finished interiors or services in place. At €42k near Lucca it has bargain appeal, yet the wow is capped by the amount of work needed to make it habitable.
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€19,000 – €28,000
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.
- Barn/capanna to be converted, not currently a finished home
- No bathroom or kitchen shown; full renovation and fit-out needed
- Utilities must all be created: well, septic system, and LPG/heat pumps
- Small size and courtyard setting limit privacy and space
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 55/100The cluster is in the built-up area of Lucca, so the resident setting is the city rather than open countryside. The Apuan Alps rise to the north-west within this part of the province. The Serchio river plain runs beside the city. Lucca has a complete ring of Renaissance walls around the historic centre, a large stock of churches and towers, and regular city services, rail links and shops. The area is known for the walled old city and for olive hills and villas on the nearby Lucchesia slopes.