Casa indipendente in Via Pesciatina 714
A Gragnano, proponiamo in vendita un luminoso terratetto che unisce l'indipendenza degli spazi esterni alla comodità degli ambienti interni. L'immobile si compone di: Piano Terra: Ingresso in ampio e luminoso doppio soggiorno, cucina abitabile con accogliente caminetto e pratico ripostiglio, bagno con doccia. Primo…
What it really costs
See what needs doing and what each job costs
At €864/m², the asking price is already 27% above the €678/m² Toscana country-house baseline; allowing roughly €200/m² for unspecified condition brings the effective cost to about €1,064/m². The house appears usable and well documented with 28 photos, but condition and key technical data are missing.
More on the house and the area
This is a genuine, livable Tuscan country house with abundant exposed wooden beams, terracotta ceilings, a stone accent wall, and a substantial fireplace. The rooms are spacious and functional, though the decor and bathroom need cosmetic updating, and the photos do not prove a standout view or garden.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €12,000
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.
- Interiors are fully furnished and usable but noticeably dated, especially the bathroom and finishes.
- No meaningful exterior, garden, parking, or view is shown in the gallery.
- Only one bathroom is visible for a three-bedroom home.
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.