Terratetto a sant'alessio
SANT'ALESSIO In zona verdeggiante e tranquilla, si presenta un terratetto centrale con ingresso indipendente, posto su due piani oltre mansarda. Al piano terra si trova l'ingresso nel soggiorno con angolo cottura, un ampio ripostiglio ed il bagno con doccia. Al piano primo si trova la camera da letto. Al piano…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €54,000 for 76 sqm, the asking price is €711/sqm; with a habitable-condition estimate of about €200/sqm renovation, the effective cost is roughly €911/sqm versus a low-stock baseline of €650/sqm in Toscana townhouses. The score stays decent because the description is concrete, photos are adequate, and the roof is reported in very good condition, but it is not a deep discount on an effective-cost basis.
More on the house and the area
This is a genuinely usable little Tuscan townhouse, not a shell: it has a kitchen, bathroom, bedroom and intact rustic features like beams, terracotta floors and a fireplace. The charm is real but modest, with dated interiors and some worn finishes that make it more of a refresh project than an immediate dream home. At this price near Lucca, the value helps, but the wow factor stays limited.
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€5,000 – €9,000
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.
- Interior is dated and needs cosmetic updating.
- Some walls show wear/damp staining and patchy finishes.
- Top mansarda has low/sloping ceilings, limiting comfort and use.
- Exterior/garden appeal is modest and there are no proven views.
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 55/100The cluster is in the built-up area of Lucca, so the resident setting is the city rather than open countryside. The Apuan Alps rise to the north-west within this part of the province. The Serchio river plain runs beside the city. Lucca has a complete ring of Renaissance walls around the historic centre, a large stock of churches and towers, and regular city services, rail links and shops. The area is known for the walled old city and for olive hills and villas on the nearby Lucchesia slopes.