Casa bifamiliare in Via Umberto I 29
� Casa in vendita a Pariana, Comune di Villa Basilica (LU). Proponiamo in vendita una caratteristica casa in pietra di 236 mq, situata nel cuore della località Pariana, nel comune di Villa Basilica. L’immobile, è disposto su 2 livelli più soffitta e cantina nel piano interrato; è da ristrutturare, offrendo ampie possibilità di personalizzazione e recupero delle caratteristiche originali...
What it really costs
See what needs doing and what each job costs
The listing is explicitly da ristrutturare, so I estimate about EUR 1,100/m2 renovation; that makes the effective cost roughly EUR 1,248/m2 all-in (35,000 + renovation on 236 sqm), versus a low-stock baseline of EUR 650/m2. The huge size, stone character, central village setting and 27 photos are positives, but at this renovation level the project is only attractive for a buyer seeking a major restoration rather than a move-in home.
More on the house and the area
This is a handsome stone townhouse in a very atmospheric Tuscan borgo, with real character in the facade, old doorways, fireplaces and exposed stone. It is a genuine house rather than a ruin—roofed, floored and with intact volumes—but it needs substantial renovation before comfortable living. At €35k for 236 sqm, the price adds strong dreamer appeal, though the current condition keeps it out of top-wow territory.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€93,000 – €138,000
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.
- Full renovation needed; interiors are very dated and partly stripped
- No bathroom shown and kitchen area appears incomplete
- Courtyard/terrace areas look rough and need repair
- Likely village access/parking constraints despite listing tag
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.