Casa indipendente
IN VENDITA Casa di Paese Indipendente con Giardino e Terreno a Palleggio (Bagni di Lucca) Nel caratteristico e tranquillo borgo di Palleggio, nel Comune di Bagni di Lucca, proponiamo in vendita una casa di paese completamente indipendente, disposta su tre livelli collegati internamente da comode scale. L'immobile si…
What it really costs
See what needs doing and what each job costs
At €59,000 for 120 sqm, the asking price is €492/sqm versus a low-stock baseline of €700/sqm in Tuscany country houses, already a meaningful discount. The description says the structure is in good general condition but needs modernization, so I estimate about €700/sqm renovation; that makes it a solid but not exceptional renovation deal.
More on the house and the area
This has real Tuscan-borgo appeal: a detached village house in a dramatic mountain setting, with roofscape charm, stone surroundings and usable outdoor land. The structure looks like a proper house rather than a shell, and the listing says it is in generally good structural condition, but it is clearly not showcased as move-in polished and likely needs meaningful updating. The wow comes from the setting and authenticity more than from luxurious livability.
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€24,000 – €42,000
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.
- Needs modernization before it feels fully comfortable to live in.
- Only exterior and drone photos are shown, so interior charm and finish level are unproven.
- Village setting means limited privacy and likely close neighbors.
- Garden/land appears separate from the house rather than directly attached.
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 sits in the Serchio valley on the edge of the Tuscan-Emilian Apennines, with wooded ridges and narrow side valleys immediately around it. The Lima river runs through Bagni di Lucca and joins the Serchio nearby. Part of the area falls within the Appennino Tosco-Emiliano National Park system farther up the surrounding mountains, and the Orrido di Botri canyon lies within the local mountain area. The nearest ski slopes are the small Abetone area, roughly an hour's drive depending on the exact hamlet. The nearest larger town is Lucca, with full services and major historic monuments, and the road up the valley also links toward Pistoia. Bagni di Lucca is known as a historic thermal spa area, and the valley is also known for chestnut country and mountain villages.