Casa indipendente in Via Ludovica 61
A nord di Lucca, nel caratteristico borgo storico di Santo Stefano di Moriano, a pochi passi da Ponte a Moriano, proponiamo in vendita questo interessante compendio immobiliare composto da due appartamenti catastalmente distinti e adiacenti tra loro, per una superficie complessiva di circa 119 mq, corredati da ampia resede esterna esclusiva e da annessi accessori. La proprietà rappresenta una...
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
Effective price ≈ €1,408/m2 (€145,000 + estimated €200/m2 works), well above the regional median of €824/m2 — about 70% higher. The property is in a desirable Lucca hamlet with 41 photos, but the listing omits condition and energy details, so the premium looks unjustified.
More on the house and the area
Charming, move‑in-ready cottage in a historic Tuscan borgo with beautiful exposed-beam ceilings, warm wooden floors and a photogenic paved courtyard backed by a stone retaining wall. The layout is narrow with a small mezzanine loft and some outdoor damp/moss issues, but overall it’s a very usable, characterful home with private outdoor space.
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€8,000 – €13,000
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.
- Compact, narrow rooms and a small mezzanine — loft headroom/usable area is limited.
- External courtyard and stone walls show moss/damp; drainage and maintenance likely needed.
- Property is attached in a borgo — no expansive views or large private garden.
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 74/100The cluster is in the Serchio valley between the lower Garfagnana and the Lucchesia, with the Apuan Alps to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through the area. The Parco Regionale delle Alpi Apuane begins within this radius on the western side of the valley. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the exact hamlet. Lucca is the nearest city of size, with full services and a major historic centre enclosed by Renaissance walls. Borgo a Mozzano is known for the Ponte della Maddalena, also called the Devil’s Bridge, on the Serchio.