Casa indipendente
BAGNI DI LUCCA (LU) LIMANO Nel cuore del borgo medievale di Limano – Caratteristica casa toscana con terreno e cantine Nel suggestivo centro storico di Limano, a pochi passi dalla chiesa del paese, proponiamo in vendita una tipica casa toscana disposta su tre livelli, corredata da un piccolo appezzamento di terreno di circa 17 mq. L'immobile conserva il fascino autentico...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €45,000 (€529/m²), the asking price is below the local €700/m² benchmark, but allowing roughly €700/m² for an older three-level village house brings the effective cost to about €1,229/m². Its historic-center setting and 26 photos add appeal, while the listing does not say whether the property is currently habitable or detail utilities and renovation needs.
More on the house and the area
This is a genuine, characterful Tuscan home with warm wood interiors, exposed beams, an impressive fireplace, traditional tiles, and several furnished bedrooms. It appears to be a real livable house rather than a shell, although the decor and finishes are dated and the basement areas need attention.
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€17,000 – €30,000
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.
- The main living areas are usable but very dated and heavily furnished.
- Lower-level cellar/storage spaces appear rough, dark, and potentially damp.
- Only one bathroom is shown for a five-room home; utilities and structural condition should be verified.
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 71/100The cluster sits in the Serchio valley on the edge of the Tuscan-Emilian Apennines, with wooded ridges and narrow side valleys immediately around it. The Lima river runs through Bagni di Lucca and joins the Serchio nearby. Part of the area falls within the Appennino Tosco-Emiliano National Park system farther up the surrounding mountains, and the Orrido di Botri canyon lies within the local mountain area. The nearest ski slopes are the small Abetone area, roughly an hour's drive depending on the exact hamlet. The nearest larger town is Lucca, with full services and major historic monuments, and the road up the valley also links toward Pistoia. Bagni di Lucca is known as a historic thermal spa area, and the valley is also known for chestnut country and mountain villages.