Casa indipendente in Via del Brennero
ERRE A IMMOBILIARE 25° ANNO DI ATTIVITA' 2 km dalle Mura di Lucca, zona San Pietro a Vico, porzione di terratetto di circa 120 mq composto al piano terra da ampia stanza d'ingresso, al piano primo stanza uso sala, al piano secondo ed ultimo 70 mq con possibilita' di realizzare cucina/sala, 2/3 camere e bagno, 1/2 posti auto davanti l'ingresso...
What it really costs
See what needs doing and what each job costs
At €70,000 for 120 sqm, the ask is €583/sqm, but the description suggests an unfinished/reconfigurable terratetto ('possibilità di realizzare cucina/sala, 2/3 camere e bagno'), so I estimate about €700/sqm renovation, bringing the effective cost to roughly €1,283/sqm. That sits well above the local baseline of €700/sqm, though being just 2 km from Lucca’s walls adds some location appeal.
More on the house and the area
This has some rustic stone character inside and a solid-looking structure, but the wow factor is limited by a plain exterior and no meaningful view. It is not a ready home: much of the interior is still at raw renovation stage, with unfinished rooms, openings and missing kitchen/bathroom fit-out. The low Lucca-area price helps, but this feels more like a project than a dream home today.
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.
- Raw unfinished interiors; major renovation still needed before it is livable.
- Open window voids and incomplete rooms suggest missing finishes and fittings.
- Only one bathroom is indicated and it does not appear completed in the photos.
- Outdoor space is just basic hardstanding/parking rather than a romantic garden setting.
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.