Casa indipendente in Via della Francesca
Nel cuore del paese, in posizione comoda e vicina a tutti i principali servizi, proponiamo in vendita villetta singola disposta interamente al piano terra. L’abitazione si compone di soggiorno d’ingresso con camino, cucina, disimpegno, camera matrimoniale, camera di medie dimensioni e bagno. La disposizione interna…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Effective cost ≈€3,100/m² (€290k + est. €20k renovation), about 4.5× the local median €693/m²; 5 km from the sea helps but the price is well above regional norms and the listing does not state the property's condition.
More on the house and the area
A well-kept, single‑level villa with a charming stone fireplace and a private sunny garden — clearly livable now with only light updating needed. Rooms look practical and bright, but finishes are dated and there’s only one bathroom for multiple bedrooms. Good location near services and the coast, ideal for someone wanting a move‑in country home rather than a full renovation project.
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€7,000 – €11,000
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 one bathroom for a house with several bedrooms
- Modest, dated finishes and floor tiles — mostly cosmetic updating likely
- No direct sea view despite being ~5 km from the coast
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 71/100The cluster is on the Versilia plain between the Apuan Alps and the Tyrrhenian coast. Lake Massaciuccoli lies in the area, with the marshes and reed beds of the Parco naturale di Migliarino, San Rossore, Massaciuccoli around it. The nearest beaches of the Versilia coast are a short drive west. The Apuan Alps rise inland to the north and east, with mountain roads and trailheads reached in roughly 30–45 minutes, but they are outside the immediate 15 km landscape. Viareggio is the nearest town of size, with rail services, port facilities and the seafront; Lucca is the nearest historic city inland. Torre del Lago Puccini on the lake is known for Puccini and the open-air festival linked to his name.