Rustico/casale in Via di Ombreglio 3105
N104Z - DECCIO DI BRANCOLI - LUCCA Secondo la leggenda è un paese fondato da quattro briganti dove nascosero il loro tesoro. Il tesoro non è mai stato recuperato, ma c'è chi dice di aver visto di notte una gallina con dodici pulcini d'oro lungo il sentiero che conduce a Tubbiano. Un Piccolo rustico, da ristrutturare,…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €35,000 (€292/m²), the low purchase price is outweighed by the stated restoration needs: estimated all-in cost is about €167,000, or €1,392/m², versus a €500/m² local benchmark. The rustic has a bathroom, kitchen and bedroom, but its remote setting and one kilometre of unpaved access add practical drawbacks.
More on the house and the area
A genuinely atmospheric Tuscan farmhouse with extensive green mountain views, mature garden/orchard planting, rustic stonework, traditional shutters, and a real fireplace. The main house appears roofed and usable, with a living room, basic kitchen area, bathroom, and bedroom, but it is clearly an older, modest home needing renovation rather than a polished move-in retreat.
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€48,000 – €70,000
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.
- Requires renovation and likely damp/masonry maintenance.
- Kitchen appears very basic and the bathroom is dated.
- Access involves approximately 1 km of unpaved road after reaching the village.
- Remote setting may mean limited nearby services and should be checked for utility reliability.
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 plain around Lucca, with the Apuan Alps visible to the north-west and the Monte Pisano ridge to the south. The Serchio river crosses the Lucchese plain. Lucca is the nearest town of size and has complete services, major medieval walls and a large historic centre. Lucca is known for its intact Renaissance walls, Romanesque churches and villas in the surrounding plain and hills.