Cascina in Lucca
San Concordio (Lucca) - In un contesto di corte troviamo una capanna finale libera su 3 lati di circa 48 mq da poter trasformare in civile abitazione con giardino adiacente di circa 90 mq sul laterale del fabbricato. Come utenze vanno tutte realizzate di cui va fatto: il pozzo perchè non passa l acquedotto, per le…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €42,000 (€875/m²), the 48 m² capanna requires conversion to a dwelling plus a well, septic system, and independent heating; estimated renovation brings the effective cost to about €2,175/m² versus a €507/m² baseline. Its proximity to Lucca and services helps, but the legal conversion and extensive utility works create substantial risk.
More on the house and the area
The exposed stone-and-brick facade, arched opening, old green door, and roughly 90 sqm garden give this small Lucca outbuilding genuine character. However, it is currently an agricultural shed with no interior living spaces, bathrooms, or utilities, so the appeal is mainly as a renovation project rather than a dream home ready to inhabit.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€19,000 – €28,000
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.
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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.
- This is an empty 48 sqm shell requiring conversion into a home, not a livable house.
- No bathroom, kitchen, utilities, or water connection; a well, septic system, and alternative heating/fuel solution are required.
- The attractive historic facade is surrounded by a modest, somewhat untidy garden and neighboring buildings, with no notable view.
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 resident setting is the city rather than open countryside. The Apuan Alps rise to the north-west within this part of the province. The Serchio river plain runs beside the city. Lucca has a complete ring of Renaissance walls around the historic centre, a large stock of churches and towers, and regular city services, rail links and shops. The area is known for the walled old city and for olive hills and villas on the nearby Lucchesia slopes.