Casa Semindipendente in vendita a Bagni di Lucca, Montefegatesi
In vendita caratteristica Casa di Paese da Personalizzare nella Piazzetta Principale di MontefegatesiNel cuore battente del suggestivo borgo medioevale di Montefegatesi, posizionata direttamente sulla piazzetta principale del paese, proponiamo in vendita una graziosa casa di paese con annesso locale deposito e resedi…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €35,000 for 55 sqm, the asking price is €636/sqm, but with needed modernization and systems reinstatement the effective cost is about €1,386/sqm (€636 + ~€750/sqm renovation). That sits well above your low-stock baseline of €650/sqm, but the historic village setting, panoramic position, services in the square, and strong photo set make it a solid renovation project rather than a bargain-basement steal.
More on the house and the area
This has real borgo charm: a pretty stone-and-plaster facade on the main square of a medieval village, plus glimpses of green hillside views and some character details like beams and a fireplace. It is a genuine little house rather than a shell, with floors, stairs, rooms and a bathroom in place, but the interiors need substantial updating and the systems are currently out of use. Dreamy setting, modest house, and definitely a renovation rather than move-in ready.
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, €750/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€11,000 – €20,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs clear internal renovation and full reinstatement of systems
- Visible damp/staining and ceiling damage in at least one bedroom
- Kitchen and finishes are very dated and only partly usable
- Basement bathroom/laundry level is basic and low-appeal
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 is in the Lima valley in the Tuscan-Emilian Apennines, with wooded slopes and narrow side valleys around Bagni di Lucca. The Lima river runs through the area, and the Serchio valley is close by toward Borgo a Mozzano. The area lies near the borders of the Appennino Tosco-Emiliano and Alpi Apuane mountain systems, though the immediate setting is the inland valley landscape rather than the highest ridges. Abetone, the nearest main ski area, is roughly 35–40 km away by road, typically around an hour’s drive depending on the exact hamlet. The nearest town of some size is Lucca, which has a complete walled historic centre and full services. Bagni di Lucca is known as a historic spa town, with thermal baths and 19th-century villa development tied to that role. The wider valley toward Borgo a Mozzano is also known for the Ponte della Maddalena, the bridge often called Ponte del Diavolo.