Terratetto con tre camere a gragnano
Vendesi in buone condizioni terratetto disposto su due livelli a Gragnano, nel comune di Capannori.L'immobile si compone al suo interno da: ampio e luminoso ingresso, ampio soggiorno, cucina abitabile con il caminetto e bagno con doccia al piano terra; proseguendo al piano primo troviamo due ampie camere e una camera…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Property is described as habitable so I estimate €200/m² of work (≈€24k), making the effective price ≈€119k or ≈€992/m², well above the local median of €659/m² for the area — priced high for a habitable townhouse in Tuscany.
More on the house and the area
A very characterful, move‑in ready terratetto with original wooden beams, cotto floors, exposed stone and a cosy kitchen with fireplace — all signs of classic Tuscan charm. Heating is in place (pellet stoves and termocamino) and there’s a small private courtyard, but the house would benefit from light modernisation and it has only one modest bathroom.
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€8,000 – €13,000
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.
- Only one (small) bathroom for a 3‑bed home.
- Some cosmetic updating/modernization needed in places (bath, finishes).
- Small front courtyard/resede is pleasant but limited and faces the street.
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 52/100The cluster sits on the Lucca plain between Monte Pisano to the south and the first hills that rise toward the Pizzorne plateau and the Apennine foothills to the north. The Serchio basin shapes this part of the province, with flat agricultural land, canals and settled strips between the villages. Lucca is the nearest town of size, with complete services and a walled historic centre. Within this radius the area is known mainly for the plain of Lucchesia, mixed farming and nursery cultivation rather than for a single named natural feature.