Terratetto plurifamiliare in Lucca
In vendita terratetto plurifamiliare situato a Lucca in Via del Palazzaccio, sviluppato su tre livelli: piano terra, primo e secondo piano. L'immobile ha una superficie complessiva di 123 metri quadrati e comprende cinque locali oltre a un bagno esterno, è dotato di balcone e di cantina. L'immobile è situato in una…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Structure
- Wiring
- Plumbing
- Bathroom
See what needs doing and what each job costs
The €48,000 purchase price is attractive, but the 123 m² townhouse needs structural work, new systems, and internal redivision; estimated renovation is about €135,300. That brings the effective cost to roughly €1,490/m², well above the €650/m² comparison level for similar homes in the area.
More on the house and the area
This is a characterful historic Tuscan townhouse with exposed beams, old brickwork, a fireplace, and a glimpse of hills from an upper room. However, it is firmly a major renovation project rather than a livable home today, with non-working systems, an external bathroom, and visibly deteriorated interiors.
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€49,000 – €72,000
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.
- Completely needs renovation, including structural work and a new internal layout.
- Utilities are reportedly non-functional and the only bathroom is external.
- Interiors show damp, worn finishes, dark storage areas and significant modernization needs.
- No confirmed move-in-ready kitchen or fully usable bathroom is shown.
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 setting is an urban plain rather than open countryside. The Apuan Alps rise to the north-west and the Monte Pisano hills are to the south. The Serchio river crosses the Lucchese plain. Lucca is the nearest town of size and has complete city services, a walled historic centre and major churches. Lucca is known for its intact Renaissance walls and for its historic urban fabric.