Terratetto unifamiliare in Villa Basilica
Piena proprietà su villa singola elevata su due piani fuori terra di mq.249,00 in Via delle Cartiere n. 247, Villa Basilica (LU) composto da ingresso, vano scale, soggiorno-cucina, saletta, altro soggiorno, bagno con doccia, ripostiglio, quattro camere, bagno con vasca, locale sgombero e locale…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction listing ("vendita giudiziaria", "aste giudiziarie"), which is an automatic veto for this catalog despite the low ask of €60,750 for 249 sqm. On paper the effective cost is about €444/sqm including a habitable-level renovation allowance, below the €650/sqm baseline, but the auction risk overrides the pricing signal.
More on the house and the area
This looks like a solid, fully built detached house with a neat stone-and-plaster exterior and a green wooded backdrop. It feels usable as a real family home rather than a ruin, but the wow is moderate because there are no proven interiors, no big views, and the setting is more practical roadside than dreamy Tuscan postcard. At the price, the size-to-cost ratio is striking, which boosts its appeal.
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€17,000 – €28,000
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.
- No interior photos, so actual finish level and charm inside are unverified.
- Set directly on a provincial road, which may mean traffic/noise and limited privacy.
- The listing is a judicial auction, so due diligence on occupancy, paperwork, and exact sale terms is essential.
- Outdoor space appears modest rather than a big garden or panoramic terrace.
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.