Terratetto Massa Macinaia 300mt divisibile in 2 unita'
MASSA MACINAIA Capannori Terratetto in schiera centrale di corte In zona sopraelevata proponiamo ampio casale centrale di schiera. Edificato in muratura, è elevato in parte a due ed in parte a tre piani, oltre a piano cantina. È dotato di resede sul quale grava un diritto di passaggio a favore di altre due abitazioni…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Heating
See what needs doing and what each job costs
The €94,000 asking price is only €348/m², but extensive renovation, no heating system, and the scale of the work could bring the effective cost to about €310,000 (€1,148/m²), well above the local €650/m² reference. The generous size, parking, cellar, terrace, and proximity to services provide upside, but this is a major project rather than a bargain-ready home.
More on the house and the area
A large traditional Tuscan townhouse with exposed timber-and-beam ceilings, a fireplace, terrace, courtyard, cellar spaces, and a strong sense of historic character. It is a real furnished home rather than a shell, but the condition is dated and uneven, with major renovation needs and no central heating; its generous size and low price per square metre provide the main appeal.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€53,000 – €95,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs substantial renovation, with visibly worn façades, damp-looking areas, and deteriorated secondary spaces.
- No central heating; currently reliant on a wood-burning kitchen stove and fireplace.
- The courtyard includes a right of passage, so not all outdoor space is fully private.
- Only one bathroom is listed for a very large 270 sqm house.
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 52/100The cluster lies in the plain east of Lucca between Monte Pisano to the south and the first hills that rise toward the Apennine foothills to the north. The Serchio basin shapes the wider area around Lucca, with a flat agricultural landscape of fields, canals and scattered hamlets. Lucca is the nearest town of size, with complete services and a walled historic centre. The Lucchesia is known for villas with parkland and for olive groves on the surrounding hills.