Terratetto con resede privata
CT161 - In bella zona di Porcari, non lontana dal centro vicino e dai principali servizi, vendesi bel terratetto centrale di corte su due piani oltre piano mansardato, corredato da rimessa a fianco e resede - giardino esclusivo di ca. 70 mq per posti auto. E' composto al piano terra da ingresso in soggiorno, unico…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Heating
See what needs doing and what each job costs
The €70,000 asking price is €648/m², essentially in line with the local €650/m² benchmark. However, modernizing the electrical and heating systems plus finishing the attic could bring the effective cost to roughly €1,348/m²; the roof and garage are positives, but the listing does not state the building year or energy class.
More on the house and the area
This is a genuine, usable Tuscan townhouse with appealing old-house details: exposed ceiling beams, terracotta floors, a fireplace, and a private courtyard garden. It is not a polished dream home yet, however, with dated interiors, significant clutter, an unfinished attic, and modernization needed; the roof and main living areas appear serviceable rather than derelict.
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€21,000 – €38,000
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.
- Needs modernization of electrical and heating systems.
- The attic level is unfinished and would require substantial work to become usable rooms.
- Interiors are heavily cluttered and the bathroom and utility areas appear dated.
- No notable view or standout exterior setting 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 52/100The cluster sits on the Lucca plain between Monte Pisano to the south and the first hills that rise toward the Pizzorne plateau and the Apennine foothills to the north. The Serchio basin shapes this part of the province, with flat agricultural land, canals and settled strips between the villages. Lucca is the nearest town of size, with complete services and a walled historic centre. Within this radius the area is known mainly for the plain of Lucchesia, mixed farming and nursery cultivation rather than for a single named natural feature.