Casa indipendente in Via Vicinato, Vico Pancellorum 18
L'abitazione, esposta a sud-ovest, dispone di quattro camere da letto, due bagni, una stanza multifunzione, locale caldaia, cantina, soffitta e una terrazza panoramica di 18 m² con vista sugli Appennini toscani. La casa conserva numerosi elementi originali, tra cui pavimenti d'epoca, muri in pietra, scale, un antico…
What it really costs
See what needs doing and what each job costs
At €90,000 for 254 m², the ask is just €354/m²; assuming a basically habitable older house with light modernization at about €200/m², the effective cost is about €554/m², still well below the Toscana country-house baseline of €779/m². Four beds, two baths, 16 photos, terrace and original features support this as a strong value listing rather than a distressed trap.
More on the house and the area
This is a real liveable house, not a project shell, and the panoramic terrace over the Tuscan Apennines is the clear dream factor. It also keeps some authentic character—old floors, stonework and a fireplace—while the size and two bathrooms make it genuinely usable. The finish is dated rather than beautiful inside, so it feels more solid-and-charming than polished dream home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€17,000 – €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.
- Interiors are habitable but dated and need cosmetic updating.
- Some rooms feel basic/dim rather than stylish.
- Likely village hillside access/parking may be less convenient than a flat town 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 71/100The cluster sits in the Serchio valley on the edge of the Tuscan-Emilian Apennines, with wooded ridges and narrow side valleys immediately around it. The Lima river runs through Bagni di Lucca and joins the Serchio nearby. Part of the area falls within the Appennino Tosco-Emiliano National Park system farther up the surrounding mountains, and the Orrido di Botri canyon lies within the local mountain area. The nearest ski slopes are the small Abetone area, roughly an hour's drive depending on the exact hamlet. The nearest larger town is Lucca, with full services and major historic monuments, and the road up the valley also links toward Pistoia. Bagni di Lucca is known as a historic thermal spa area, and the valley is also known for chestnut country and mountain villages.