Villetta a schiera in Via della Francese
S. GINESE, in zona tranquilla proponiamo in vendita terratetto finale di 300 mq, DIVISO IN DUE UNITA' ABITATIVE, di complessivi 300 mq, composto al PIANO TERRA da: ingresso, soggiorno con camino. cucina abitabile e bagno con doccia; al PRIMO PIANO disimpegno, una camera matrimoniale con terrazza, ripostiglio, un bagno con vasca, altre due camere matrimoniali ed una camera singola; al...
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
Price €490,000 for 300 m² plus estimated €60,000 of work (200 €/m²) yields an effective €1,833/m² versus the local median €667/m² — about 2.7× the area median. Condition, year and energy class are not stated (photos 17) and the property is 25 km from the sea, so this appears overpriced for the market.
More on the house and the area
A roomy, characterful Tuscan terratetto with exposed beams, a brick-arched fireplace and marble stair — plus a sunny courtyard and wide valley/olive-tree views. The house is lived-in and clearly habitable but dated in places (kitchen, bathrooms, terrace) and needs cosmetic work and some maintenance.
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€20,000 – €34,000
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.
- Dated kitchen and bathrooms — cosmetic updating recommended
- Terrace tiles are cracked and will need repair or replacement
- Some walls show staining/possible damp in places
- Outdoor courtyard/parking area needs cleaning and maintenance
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 52/100The cluster lies in the plain east of Lucca between Monte Pisano to the south and the first hills that rise toward the Apennine foothills to the north. The Serchio basin shapes the wider area around Lucca, with a flat agricultural landscape of fields, canals and scattered hamlets. Lucca is the nearest town of size, with complete services and a walled historic centre. The Lucchesia is known for villas with parkland and for olive groves on the surrounding hills.