Casa indipendente
Nostra Esclusiva Massaciuccoli Casa Terratetto su tre liveli + Depandance cosi' suddiviso; Piano terra, ingresso, soggiorno, cucina, ripostiglio. Piano secondo, due camere. Piano secondo mansardato, due camere, bagno. Poco distante lotto di terreno di mq 300 circa con ripostiglio in lamiera. Dietro casa Dependance di mq. 25. Classe "G" IPE 115,00 kWh/m2a. Rif. 5058/R. Richiesta €. 100.000 Tratt.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Kitchen
See what needs doing and what each job costs
At €769/m², the asking price is already above the local €700/m² benchmark, and a modest €200/m² allowance for updates raises the effective cost to about €969/m². The house has useful space, a 25 m² dependance, garden land and parking, but its condition is not stated and energy class G suggests possible improvement costs.
More on the house and the area
A substantial Tuscan country house with a handsome brick fireplace, exposed timber ceilings, tiled floors, and about 300 sqm of olive-planted land plus a small annex. The main house appears roofed and usable rather than a ruin, but it is old-fashioned and shows damp staining and significant cosmetic updating needs; there is no proven scenic view.
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€9,000 – €14,000
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.
- Clearly dated interiors and furnishings need refreshing.
- Visible damp or staining near the kitchen ceiling/wall should be investigated.
- Exterior and access areas are rough, and the home has only one bathroom for five bedrooms.
- Condition of the annex, utilities, and roof is not fully established from the photos.
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 72/100The cluster is in the Versilia plain between the Tyrrhenian coast and the Apuan Alps. Lake Massaciuccoli lies in the area, with marshland and reedbeds that form part of the Migliarino, San Rossore, Massaciuccoli Regional Park. Viareggio is the nearest larger town, with full services, a railway station and a substantial seafront. Lucca and Pisa are both important nearby cities for daily services and transport, but they are outside the immediate 15 km landscape. The area is known for wetlands around the lake, coastal pinewoods nearby, and the backdrop of the Apuan mountains rising behind the plain.