Fabbricato
Vendita all'asta Senza incanto, con gara telematica sincrona mista - LOTTO 1: Fabbricato di corte ad uso magazzino (ex cascina) e terreno sito a Lucca (LU), Via Vecchia Pisana 2394, frazione S. Angelo in Campo, della superficie commerciale di 173,04 mq. Il fabbricato ad uso magazzino è elevato a tre piani fuori terra…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Sold at judicial auction
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
The listing is an auction sale and explicitly describes the building as a magazzino/ex‑cascina (storage), so it is not offered as a legal dwelling; price is €34,397 for 173 m² (€199/m²) versus a regional baseline of €385/m², but the auction + storage use makes it unsuitable for habitation.
More on the house and the area
A three‑storey ex‑cascina/magazzino of 173 sqm with a small private resede and about 560 sqm of land near Lucca. The structure exists and has floors/roof (plans indicate built levels) but it is not presented as a ready residence — conversion to habitable use, bathrooms, kitchen and systems will be required. Good low‑price project potential for someone willing to do permits and renovations.
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 – €101,000
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.
- Currently classified and documented as a magazzino (warehouse) — change of use/permits required to make it a home
- Sale by auction: buyer must perform full legal/technical due diligence and budget for any liens/fees
- No information on sanitary facilities, heating or utilities — likely need full installation/renovation
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 72/100The cluster is in the Versilia plain between the Tyrrhenian coast and the Apuan Alps. Lake Massaciuccoli lies in the area, with marshland and reedbeds that form part of the Migliarino, San Rossore, Massaciuccoli Regional Park. Viareggio is the nearest larger town, with full services, a railway station and a substantial seafront. Lucca and Pisa are both important nearby cities for daily services and transport, but they are outside the immediate 15 km landscape. The area is known for wetlands around the lake, coastal pinewoods nearby, and the backdrop of the Apuan mountains rising behind the plain.