Terratetto unifamiliare in Pescia
Nel cuore della Svizzera Pesciatina nel paese medievale di Vellano, terratetto disposto su tre livelli con doppio ingresso da ristrutturare mq 120 circa composto da: spazi ad uso cantina/ legnaia, locale lavanderia, zona giorno con camino, due camere e bagno. Due ampie terrazze di cui una con loggia in posizione…
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 €30,000 for 120 sqm, the ask is €250/sqm; with a needs-renovation estimate of about €700/sqm, effective cost is roughly €950/sqm versus a local baseline of €650/sqm, so it is not cheap on a fully renovated-cost basis. Still, it is a legitimate townhouse with 35 photos, heating, terraces/panoramic view, and no veto red flags; the included olive grove adds some value.
More on the house and the area
The wow here is the medieval hill-village setting, the panoramic terraces, and the authentic stone character around the house. It is a real house rather than a shell, with bathroom, bedroom, kitchen area and fireplace already in place, but it feels dated and needs meaningful renovation to become truly beautiful and comfortable. At €30k for 120 sqm in Tuscany with views and an olive grove, the bargain appeal is strong.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Needs renovation and updating throughout
- Some lower/cellar areas look damp and rough
- Interiors are basic and dark rather than immediately inviting
- Olive grove is included but appears separate from the house
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 63/100The cluster is in the Valdinievole, a settled basin between the plain of Lucca and the first slopes of the Tuscan-Emilian Apennines. The Pescia river runs through the area. To the east, within this radius, are the Padule di Fucecchio wetlands, a regional nature reserve and one of the largest inland marsh areas in Italy. North of Pescia the land rises quickly into the Colline e Svizzera Pesciatina, a system of wooded hills with stone villages such as the Ten Castella. Montecatini Terme is the nearest town of size, with historic spa buildings and rail connections; Lucca is the nearest larger city for daily services beyond the immediate area. The area is known for ornamental plant nurseries and for the historic thermal towns of the Valdinievole.