Casa indipendente
Massaciuccoli Casa Singola con giardino cosi’ suddivida; Ingresso, soggiorno, cucina abitabile bagno con doccia, due camere matrimoniali, cameretta o studio, grande soffitta con accesso scala dall’esterno. Giardino, posti auto interni, ripostiglio. Classe “G” IPE 240,18. Rif. 5025/R. Richiesta €. 215.000 Tratt.
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 €215,000 for 100 m2; estimated renovation ~€70,000 (700€/m2) gives an effective €285,000 → €2,850/m2, far above the regional median of €824/m2. Energy class G (IPE 240) implies significant work despite a garden and many photos, so the price is overpriced for the condition.
More on the house and the area
Sunny, characterful house with original terrazzo floors, a working fireplace and a private garden/parking — plus a clear view over the lake. The interior is lived‑in but solid and move‑in ready with mostly cosmetic modernisation needed. Great option for someone who wants an immediate, affordable home near the water, though expect to upgrade services and decor.
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.
- Single bathroom for a 4‑bed layout
- Dated fixtures and finishes — cosmetic updating likely
- Energy class G (IPE 240) — inefficient heating/electrics expected
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.