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 chi desidera creare la propria casa su misura,…
What it really costs
Can you move in?
A project, not a home yet
In the listingNeeds renovationMust be done first
- Structure
- Roof
- Windows
See what needs doing and what each job costs
Total cost ≈ €355k (price €80k + renovation ~€275k at €1,100/m²) → ≈€1,420/m² versus local median €500/m², so heavy rebuild makes this far more expensive than typical; listing calls it a 'rudere' and shows only 2 photos, so data is limited.
More on the house and the area
A very photogenic stone capanna in peaceful Tuscan countryside with 1,000 m² of land and 250 m² recoverable volume offers strong creative potential and excellent value. However the building is a derelict shell needing complete structural and services reconstruction, so it’s a project rather than a move-in home.
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Property is a true shell/ruin with large sections of roof missing and fully to be rebuilt.
- No usable interiors shown — expect no kitchen/bathrooms or utilities; full renovation and structural work required.
- Restoration will need permits and a significant construction budget beyond purchase price.
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.