Casa indipendente in Via del Casalino
CAPANNORI – TERRATETTO CON CAPANNA, ANNESSI E RESEDE PRIVATA A Tassignano, proponiamo IN ESCLUSIVA un terratetto di ampia metratura, corredato da una grande capanna adiacente, annessi esterni e resede esclusiva. Una proprietà ricca di potenzialità, ideale per chi desidera realizzare una spaziosa abitazione per la…
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
Asking price is €260,000 (≈€667/m²) vs regional median €707/m², and with an estimated renovation cost of €700/m² the effective price becomes ≈€1,366/m²—well above local norms. The listing omits the building condition, so the high renovation exposure (large 390 m² footprint and attached capanna) makes this a weak value despite many photos and a pool tag.
More on the house and the area
Beautiful, characterful interiors with spectacular original wooden beams and spacious rooms that feel immediately liveable. Large private courtyard and an attached capanna/annessi give great potential for extensions or a garden project, but expect to modernize kitchens/bathrooms and do work on the exterior/annexes.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€77,000 – €137,000
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.
- Mostly lived-in but several rooms, kitchen and bathrooms are dated and will need updating.
- Only one main bathroom shown for a large 5‑bed layout — plumbing works may be needed.
- Exterior façade and the adjacent capanna/annessi will likely require renovation and formalization.
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 49/100This is the Lucca plain at the foot of the Monte Pisano hills, with mixed farmland, villas, and built-up strips between villages. The Serchio valley and the walled city of Lucca are nearby; Lucca has a complete historic center, major services, and rail connections. The area is known for historic villas and gardens on the plain and lower slopes, including the villa landscape of Capannori and Marlia.