Rustico/casale in Via Sottomonte
Capanna da Ristrutturare tra Guamo e San Concordio Immersa nella tranquillità della prima campagna lucchese, a metà strada tra la comodità di San Concordio e la riservatezza di Guamo, proponiamo in vendita una caratteristica capanna completamente da ristrutturare. Questa proprietà rappresenta l'opportunità ideale per…
What it really costs
Can you move in?
A project, not a home yet
Condition not stated in the listingMust be done first
- Structure
- Roof
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
At €80,000 (€320/m²), this 250 m² farmhouse is explicitly completely to restore, implying roughly €275,000 in renovation and an effective cost near €1,420/m² versus €504/m² for comparable homes. Its setting near Lucca and 9 bedrooms add potential, but the listing does not say whether residential conversion, permits, utilities, or structural feasibility are secured.
More on the house and the area
The stone farmhouse has some authentic rural Tuscan character and a potentially appealing countryside setting. However, the actual building is an uninhabitable shell with a partially collapsed roof, rubble, and no usable living spaces; the polished 'after' images are only a renovation concept.
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 completely to renovate, with a largely missing roof and visibly deteriorated structure.
- Interiors appear empty and unusable, with no demonstrated kitchen, bathroom, utilities, or finished floors.
- The attractive 'after' images are conceptual renderings, not evidence of the actual property.
- A full structural, planning, and cost assessment would be essential before purchase.
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.