Casa indipendente 8 locali, 175 m² in Via Portici di Stiappa
Casa indipendente in asta a Pescia (PT) – Via Portici di Stiappa 1 Questa casa indipendente si trova nel pittoresco Comune di Pescia, in località Stiappa, parte della suggestiva “Svizzera Pesciatina” e dell'area dei “Dieci Castella”, antichi borghi medievali. L'immobile, con accesso indipendente da viabilità comunale,…
What it really costs
Can you move in?
Not before the basics are done
In the listingRenovatedThe photographs say otherwise, and we go by the photographs.
- Sold at judicial auction
Must be done first
- Roof
See what needs doing and what each job costs
This is a judicial auction and the description reports a partial roof collapse (Feb 2024), so legal/process risk is high. Listed €23,620 plus an estimated €1,100/m² of works (~€216,120 total) yields ~€1,235/m² versus the local median of €531/m², making it unsuitable as-is.
More on the house and the area
Large, tower-like independent house (175 m²) in a picturesque medieval-hamlet, great potential because of setting and the very low price. However the building needs substantial renovation (partial roof collapse reported) so this is a restoration 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€69,000 – €103,000
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.
- Property described as in mediocre conservation and requires significant ordinary and extraordinary maintenance
- Partial roof collapse recorded in February 2024 — structural/roof repairs likely needed before full use
- Only limited documentation/photos provided (auction listing); verify condition and urban-technical status before bidding
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 68/100The cluster is in the Serchio valley on the edge of the Tuscan-Emilian Apennines, with wooded ridges and narrow side valleys around Bagni di Lucca. The Lima river runs through the area and joins the Serchio nearby. The landscape is part of the mountain and valley belt that leads up toward the Apennine passes rather than the open Lucchesia plain. The nearest ski area is Abetone, roughly an hour’s drive depending on the exact hamlet. Bagni di Lucca is the nearest small centre with thermal-bath history, while Lucca is the nearest city of size with full services and major monuments. The area is known for spa history, chestnut and forest country, and road access up the Lima valley toward the Apennine border.