Casa indipendente in Via Sarzanese
Casa Colonica Indipendente con Fienile Trasformabile - Opportunità di Ristrutturazione Affascinante casa colonica indipendente immersa nella tranquillità della campagna, perfetta per chi desidera un progetto di ristrutturazione con ampi margini di personalizzazione. Questa proprietà rappresenta un'occasione unica per…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
Price €115k (1,150€/m²) plus estimated €700/m² renovation (~€70k) yields an effective price of ~€185k (≈1,850€/m²), well above the regional baseline of €761/m². The listing does not state building condition, year or energy class, so renovation needs are uncertain.
More on the house and the area
A compact Tuscan farmhouse with genuine stonework, a classic arched barn door and a small paved courtyard — it has real rustic character and even a usable fireplace. The building is roofed and contains fitted rooms, so it’s a liveable house that needs a mid-level renovation (moisture repairs, cosmetic updating and possible permit work to convert the fienile) rather than a full rebuild.
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€20,000 – €35,000
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.
- Exterior plaster peeling and visible damp stains — inspection recommended for moisture/roof issues
- Interior is lived-in and needs cleaning, updating and some repairs (bathroom/kitchen finishes)
- Narrow village access and likely limited parking; barn conversion will require structural checks and permits
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.