Rustico/casale in Domazzano 8
IA04212 – 15 km da Lucca. NELL’ANTICO E CARATTERISTICO BORGO DI DOMAZZANO Essegi Immobiliare propone in esclusiva antica casa colonica completamente da ristrutturare, situata a pochi passi dal paese e immersa nella tranquillità della campagna. La proprietà è circondata da circa 20.005 mq di terreno di proprietà e la…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
The €95,000 asking price is only €380/m², but the farmhouse is completely to renovate; at an estimated €1,100/m², the effective cost is about €1,480/m² versus €505/m² for comparable local stock. The traditional stone building and roughly 2 hectares of land are attractive, but the renovation burden makes this weak value.
More on the house and the area
A highly photogenic Tuscan stone farmhouse with traditional tiled roofs, exposed beams, a fireplace, extensive surrounding greenery and a beautiful mountain-valley panorama. The 20,005 sqm of land is exceptional at this price, but this is a substantial renovation project rather than a ready-to-move-in home; the interiors are old, worn and sparsely serviced.
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€99,000 – €146,000
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 property is advertised as completely needing renovation, despite having intact roofs, floors, a kitchen area and a usable-looking main room.
- Only one bathroom is listed for 250 sqm and 14 rooms; utilities, heating and structural systems need verification.
- The hillside setting appears secluded, with steep paths and potentially difficult vehicle access.
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 74/100The cluster is in the Serchio valley between the lower Garfagnana and the Lucchesia, with the Apuan Alps to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through the area. The Parco Regionale delle Alpi Apuane begins within this radius on the western side of the valley. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the exact hamlet. Lucca is the nearest city of size, with full services and a major historic centre enclosed by Renaissance walls. Borgo a Mozzano is known for the Ponte della Maddalena, also called the Devil’s Bridge, on the Serchio.