Capanna ad uso magazzino Valdottavo
Nella frazione di Tempagnano, a Valdottavo, ai piedi della collina troviamo una capanna uso magazzino disposta su due piani, con solaio e gran parte del tetto ristrutturati nel 2006. Attualmente l'immobile è dotato di impianto elettrico (seppur da rifare), l'approvvigionamento idrico avviene tramite acqua di sorgente…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing explicitly describes a capanna uso magazzino/warehouse with garage-storage spaces, so it is not a legally established dwelling and fails the habitability veto. At €19,000 for 61 sqm (€311/sqm) it looks cheap, but for a non-residential barn/warehouse that cannot be scored as a normal home deal.
More on the house and the area
The stone exterior is genuinely charming, with rustic Tuscan character and a quiet green setting beside the woods. But the photos show a utility/storage building rather than a usable house: interiors are garage-like, unfinished and dark, so this is a serious conversion project, not a move-in home. At €19k it has bargain appeal, but the wow is capped by condition and livability.
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€24,000 – €36,000
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.
- It is currently a barn/warehouse, not a finished home.
- Interior spaces shown are storage/garage-like and need full conversion.
- Roof is only partly redone; the attached section looks weak and patched.
- Utilities are basic: rewiring needed, spring water, and direct-discharge wastewater.
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 first inland relief behind the Versilia plain, on the southern side of the Apuan Alps. The Serchio valley is nearby to the east, and much of this part of the comune falls in the hill country between the valley and the mountains. The Apuan Alps Regional Park lies within this area, with limestone ridges, forest and marble-country relief. The nearest larger town is Lucca, which has a complete walled historic centre and full services; Camaiore is closer on the Versilia side for everyday shopping and access to the coast plain. This area is known for stone villages and chestnut country in the Lucchesia hills.