Casa bifamiliare
In vendita caratteristica Casa di Paese da Personalizzare nella Piazzetta Principale di Montefegatesi Nel 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
See what needs doing and what each job costs
At €35,000 for 55 sqm, the ask is about €636/sqm, near the Toscana townhouse baseline of €650/sqm, so the price alone is ordinary. But the description says 'da personalizzare' and includes a deposito annex, so I assume roughly €700/sqm renovation; its historic village main-square position in Bagni di Lucca adds some appeal.
More on the house and the area
This has genuine borgo charm: a pretty stone-and-plaster facade in a medieval village square, with some traditional beams and a fireplace inside. It is a real house with floors, stairs, windows and a bathroom, but the interiors are worn and dated, with signs of damp and repair needs, so it feels usable only after renovation rather than immediately livable. At €35k the character helps the dream, but condition keeps it in the mid band.
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€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.
- Interiors need real updating and personalization.
- Visible damp/staining and some ceiling damage in at least one room.
- Kitchen is very basic and the house does not look move-in ready.
- No terrace or garden is proven by these photos despite the listing tags.
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.