Casa indipendente 7 locali, 137 m² in Via Letizia 32, Bagni
Quota 1/2 di casa indipendente in asta a Bagni di Lucca (LU) – Via Letizia 32 L'immobile si trova in asta a Bagni di Lucca (LU), nella Frazione Ponte a Serraglio, in Via Letizia 32. Fa parte di un fabbricato unico situato in una zona residenziale, a circa 1 km dalle Terme e a 2 km dal centro di Bagni di Lucca.…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
- Only a share of the property is for sale
See what needs doing and what each job costs
This is a veto case: the listing is both an auction (asta) and only a 1/2 ownership share (quota 1/2), which makes it unsuitable for this catalog regardless of price. The text also says the overall condition is 'da ristrutturare', so the apparent €494/m² headline is not a real bargain for a normal buyer.
More on the house and the area
This is a real, usable detached house with a pleasant mountain-valley setting, a deep covered porch and a decent rear terrace view. The main living floor looks complete and livable but dated, while the lower workshop/basement areas feel utilitarian and tired rather than dream-home beautiful. It has some Tuscan hillside charm and strong space-for-money value, but it needs refreshment and practical due diligence more than it delivers instant wow.
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€27,000 – €48,000
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.
- Auction is for a 1/2 share, not clearly full ownership.
- House looks dated and partly neglected despite being structurally complete.
- Semi-basement/lab spaces are dark, cluttered and may need significant upgrading.
- Systems certifications were not found, so utilities may need checks or regularisation.
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 Serchio valley between the main ridge of the Tuscan-Emilian Apennines to the north and the Apuan Alps farther west. The Serchio river runs through Borgo a Mozzano. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane and the edge of the Orrido di Botri nature reserve area is within the wider mountain hinterland. Abetone and Val di Luce ski lifts are the nearest substantial ski area, roughly 1 to 1.5 hours by road depending on the exact hamlet. Lucca is the nearest town of size, with complete services and a major walled historic centre; Castelnuovo di Garfagnana is the main smaller centre up-valley. Borgo a Mozzano is known for the Ponte della Maddalena, also called Ponte del Diavolo, over the Serchio.