Rustico/casale in Santa Maria a Colle
Codice annuncio 114. In una tranquilla zona di campagna, a Santa Maria a Colle, si propone in vendita una deliziosa capanna singola ad uso deposito, disposta su due livelli: i solai sono stati rifatti recentemente. L’immobile si trova alla fine di una corte riservata, immersa nel verde e particolarmente curata, ideale per chi cerca privacy e contatto con la...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Registered as agricultural or storage, not as a dwelling
Must be done first
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
The listing is described as a 'capanna... ad uso deposito' (storage), so it cannot be legally used as a dwelling; at €29,000 for 80 m², converting it (≈€1,100/m²) would push total cost to about €117,000 (≈€1,460/m²).
More on the house and the area
A very pretty little stone barn with arched wooden doors, ventilated upper brickwork and a large, olive‑dotted private garden — classic Tuscan charm at a low price. Structurally sound with recent solai, but the interior is basic storage with no services, so expect a full conversion to create a proper 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€32,000 – €47,000
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.
- Advertised/used as a deposito (storage) — no bathroom or kitchen shown
- Will need full conversion: plumbing, electrics and likely change-of-use permits to live here
- Small footprint — limited internal living space (two simple levels)
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-west and the Monte Pisano hills are to the south. The Serchio river crosses the Lucchese plain. Lucca is the nearest town of size and has complete city services, a walled historic centre and major churches. Lucca is known for its intact Renaissance walls and for its historic urban fabric.