Rustico/casale in Via del Ponte Guasperini 10
IN ESCLUSIVA. A San Lorenzo a Vaccoli, “Ambra Romani Immobiliare” propone in vendita un fabbricato singolo, libero su quattro lati di circa 50 mq, sviluppati in un' unica stanza ed attualmente accatastato come C/6 ma convertibile attraverso il pagamento degli oneri di urbanizzazione, in civile abitazione. Risulta essere un oggetto unico, poichè oltre ad essere disposto su un unico livello,...
What it really costs
See what needs doing and what each job costs
At €69,000 for 50 m², the asking price is already €1,380/m² versus the €506/m² Lucca baseline, before substantial conversion and renovation costs. The property is currently registered as C/6 rather than a dwelling, and the listing provides no condition details; conversion depends on paying urbanization charges.
More on the house and the area
The leafy private garden, mature trees, stone paving and village setting give this small Tuscan outbuilding some romantic potential. However, it is currently a storage/garage property rather than a usable home, with a single cluttered room and no clearly shown residential facilities. It is a renovation project with legal conversion needed, not a move-in Italian house.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€10,000 – €18,000
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.
- Currently registered as C/6 rather than a dwelling; conversion to residential use requires fees and approvals.
- The interior is a cluttered single-room storage space, with no visible kitchen or bathroom.
- Roof and structure appear present, but substantial renovation and utility verification will be needed.
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 setting is an urban plain rather than open countryside. The Apuan Alps rise to the north within this part of the province. The Serchio river runs through Lucca. The city is the nearest centre of size and has complete services and a substantial historic centre with intact Renaissance walls. Lucca is known for its walled old city and for a large stock of churches and historic buildings.