Terratetto unifamiliare in Capannori
Immobile in Via Ciabattari 40, Capannori (LU) composto da ingresso, cucina, ripostiglio sottoscala, ripostiglio, centrale termica, due soggiorni, quattro camere, bagno e tre locali a soffitta. AstaGiudiziaria - A.P.I. Srl Riferimento: 4490.2021.201026 LUCCA TOSCANA La presente iniziativa riguarda una vendita…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
Asking €62,437 for 273 m² with an estimated €200/m² renovation gives an effective price ≈ €117,037 (≈€429/m²), well below the regional benchmark of €660/m². This property is a judicial auction (AstaGiudiziaria) — auctions carry legal and procedural risks and should be handled by specialists, so the listing is flagged accordingly.
More on the house and the area
A substantial three‑storey townhouse with a small fenced terrace/garden and intact roof — clearly a habitable building rather than a ruin. It’s plain but practical and offered at a very low price for the size, so it’s a solid bargain for someone willing to refresh interiors and confirm services/legal status.
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€18,000 – €30,000
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 exterior and garden photos provided — internal condition, finishes and systems not shown.
- Cosmetic updating likely (facade patches, moss on terrace) though building appears roofed and intact.
- Sale by auction — buyer should verify legal/title, utilities and any outstanding liens 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 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.