Casa indipendente
Incantevole Casa Indipendente con Ampio Terreno e Resede Esclusiva – Boveglio Se cerchi la tranquillità della natura senza rinunciare alla comodità degli spazi e all'indipendenza, questa proprietà a Villa Basilica (LU) in Via Vicinale del Brandeglio è la soluzione ideale! Immersa nel verde della Lucchesia, la casa…
What it really costs
See what needs doing and what each job costs
At €60,000 for 87 sqm, the ask is €690/sqm, but with no clear condition given I assume a needs-renovation budget of about €700/sqm, bringing the effective cost to roughly €1,390/sqm. The local baseline (€973/sqm) is weak because, so this looks only fair rather than a clear bargain despite the independent house format and terrace.
More on the house and the area
The big asset here is the elevated mountain setting: the covered terrace has wide open valley views and the house comes with useful surrounding land. It looks like a real, roofed, habitable house rather than a shell, but the interiors are plain, dated and need refreshing before it feels inviting. Good dream value for the price, more for the terrace and setting than for the house itself.
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€17,000 – €30,000
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.
- Interiors look dated and partly unfinished/empty.
- Only basic, modest architecture; little historic character.
- Steep hillside plot may limit easy outdoor use and access.
- Condition of the outbuilding/outdoor kitchen looks rough.
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 74/100The cluster is in the Lima valley in the Tuscan-Emilian Apennines, with wooded slopes and narrow side valleys around it. The Lima river runs through Bagni di Lucca, and the Serchio valley is nearby. Parts of the local area fall within the Parco Regionale delle Alpi Apuane to the west and the Appennino Tosco-Emiliano landscape is close to the north. The nearest ski area is Abetone, roughly an hour by road depending on the exact hamlet. Bagni di Lucca itself is a small historic spa town with bridges, villas and thermal buildings, and Lucca is the nearest substantial city with full services and rail connections. The area is known for thermal springs and for valley roads leading toward the Garfagnana and the Abetone pass.