Casa indipendente in Via delle Piagge 1500
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 secondo ed ultimo, c'è la mansarda dove è...
What it really costs
See what needs doing and what each job costs
At €54,000 for 85 sqm, the ask is €635/sqm; assuming habitable condition from the description, a light renovation budget of about €200/sqm brings the effective cost to roughly €835/sqm. That is only slightly above this low internal baseline of €766/sqm, but Lucca/Tuscany and the independent entrance make it a still solid rather than exceptional deal.
More on the house and the area
This is a real, usable house rather than a shell, with appealing rustic Tuscan character from the exposed beams, terracotta floors and fireplace. However, it feels quite basic and dated, and some wall deterioration is visible, so it reads as a livable home needing refreshment rather than a dream showpiece. At €54k near Lucca, the price helps the appeal more than the setting does.
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€6,000 – €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.
- Interiors are dated and somewhat cluttered.
- Visible wall wear/damp staining suggests maintenance work.
- Loft spaces have low/sloping ceilings and limited usability.
- Exterior/setting is plain with no proven view or outdoor living space.
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.