Casa bifamiliare in Via delle Conserve
E001N - VILLA BASILICA - PIZZORNE - A Villa Basilica, in località Pizzorne, a pochi passi dal parco avventura, porzione semindipendente, facile da raggiungere ma perfettamente riservata. L'accesso è garantito da un terrazzino di fronte ad un giardino ad uso non esclusivo. L'appartamento si trova nella posizione di…
What it really costs
See what needs doing and what each job costs
At €49,000 for 60 sqm, the ask is €817/sqm; assuming habitable condition from the residence-style description, the effective cost is about €1,017/sqm including ~€200/sqm light updates. That is above this catalog’s Toscana townhouse baseline of €650/sqm, so it looks more ordinary than discounted, with small positives for terrace/garden and decent photo coverage.
More on the house and the area
This is a pleasant, usable little Tuscan home in a leafy mountain/forest setting, with a tidy exterior, terrace access and a fireplace that adds some charm. The big plus is condition: it looks solid, furnished and basically move-in ready, with kitchen and bathroom in place. The wow is modest rather than dreamy, though, because there are no real views or historic features and the interiors are plain.
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€4,000 – €7,000
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 simple and somewhat dated rather than truly characterful
- Garden is not exclusive/shared-use according to the description
- Setting appears roadside/residence-based, so privacy is limited despite greenery
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 66/100The cluster is in the hills east of Lucca on the lower slopes of the Tuscan-Emilian Apennines. The area is cut by the Pescia di Collodi and other small valleys, with chestnut woodland, olive groves and terraced hillsides. The nearest larger town is Lucca, with full services and a major historic centre enclosed by Renaissance walls. Collodi is nearby, with the old village on the hill and the Villa Garzoni complex. Montecatini Terme is also close enough for daily services and rail connections. This part of the Lucchesia is known for paper mills, olive oil and the Pinocchio connection at Collodi.