Terratetto unifamiliare in Capannori
N019N - A Matraia, un antico sapore toscano da riportare alla luce Immersa nel verde delle colline di Matraia, in un contesto tranquillo e riservato, proponiamo una caratteristica porzione di immobile in sasso, completamente da ristrutturare, sviluppata su tre livelli e impreziosita da una splendida vista aperta sulla…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Roof
- Wiring
- Plumbing
- Bathroom
- Windows
See what needs doing and what each job costs
I estimate full renovation at €700/m² → about €56,000, so effective price ≈ €106,000 or ~€1,325/m² versus the regional median €659/m²; well above typical finished prices despite good photos and a panoramic location.
More on the house and the area
Beautiful stone townhouse with original beams, terracotta floors and a large fireplace, plus a spectacular panoramic valley view. The house has good bones and internal stairs in place but needs a complete renovation and roof repairs before it becomes a comfortable home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€16,000 – €28,000
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.
- Full renovation required (bathroom/kitchen/finishes) — not move-in ready
- Roof/top floor is partially exposed/tarped — probable structural/roof repairs needed
- Upper windows/openings missing and some external rubble/ancillary buildings in poor condition
- Very small private garden and a shared/ narrow access path
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.