Rustico/casale in Via di San Ginese
N019B - San Ginese - In un contesto di corte tranquillo proponiamo in vendita terratetto centrale in fase di ristrutturazione con possibilità di personalizzare il capitolato. La casa si compone a piano terra da soggiorno con angolo cottura e bagno, al primo piano camera, studio e bagno con doccia, al 2 piano due camere matrimoniali e bagno con doccia. A...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price is €250,000 (1,786 €/m²); adding an estimated finishing cost of €200/m² (~€28k) yields an effective ≈€278,000 or ≈1,986 €/m²—about 4× the local baseline of €500/m², so this is overpriced for the area. The listing omits a formal condition field (description says "in fase di ristrutturazione"), so the exact completion/finish status is unclear.
More on the house and the area
Lovely Tuscan terratetto with intact wooden beams and exposed stone walls that give real historic character. The structure and roof appear sound, but interiors are unfinished and will need completion (floors, windows, fixtures, services). A great candidate for someone wanting a characterful home they can personalise, with a small garden out back.
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€9,000 – €16,000
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.
- Property is mid‑renovation — concrete floors, raw brick/stone walls and no visible kitchen/bath fittings.
- Some windows/doors are missing or boarded; services (electrics/plumbing) likely need completion.
- Scaffolding and open stairwell present — safety and finishing work required before move‑in.
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.