Rustico/casale in Via Nuova 68
Capanna finale situata a Camigliano, completamente trasformabile in civile abitazione, con una superficie di circa 100 mq disposta interamente su un unico piano. La proprietà è circondata da un giardino di circa 300 mq, ideale per vivere all’aperto e godere della tranquillità del contesto. Completa la soluzione la disponibilità di tre posti auto, elemento che aggiunge praticità e comfort a...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €450/m², the €45,000 price looks low, but this is a former farm outbuilding requiring conversion into a legal residence; estimated renovation brings the effective cost to about €1,550/m² versus a €505/m² local benchmark. The garden, terrace and three parking spaces add appeal, but the listing does not state the current condition, permits or energy performance.
More on the house and the area
The property has a pleasant 300 sqm garden, mature greenery and a sunny Tuscan setting, but the building itself is utilitarian rather than characterful. It is currently a cluttered agricultural shell requiring a full residential conversion, so it is a renovation project rather than a usable cheap home.
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€40,000 – €59,000
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.
- This is a farm outbuilding/capanna to be completely converted into a home, not a move-in-ready house.
- Interiors are storage spaces with unfinished walls, basic flooring and no visible kitchen or bathroom.
- The legal feasibility, utilities, structural condition and conversion costs require careful verification.
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.