Villa in Via della Chiesa 26
SAN GIUSTO DI COMPITO - A soli 10 minuti dal centro, immersa nella quiete e nel verde della campagna lucchese, all'interno di un contesto residenziale signorile e curato, DimensioneCasa Immobiliare propone in vendita una splendida villa singola di 250 mq libera su quattro lati. La proprietà, disposta su due livelli, è già predisposta per accogliere due nuclei familiari, offrendo...
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
Large 250 m² villa listed at €445,000 (≈€1,780/m²); with a modest assumed €200/m² refresh the effective price is ≈€1,980/m², about 3.6× the local median of €556/m². The listing does not state the building year or energy class, and the high asking price despite sparse condition data makes this an overpriced offer for the area.
More on the house and the area
A solid, immediately liveable detached villa with a large private garden, attractive stone loggia/annex and pleasant wooded-hill views — very usable as a family home or two-family layout. Interiors are well maintained but dated, so expect cosmetic updates to modernise kitchens/bathrooms and finishes.
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€17,000 – €28,000
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.
- Interiors are dated and would benefit from cosmetic modernisation
- Only two bathrooms for a large 250 m² villa — you may want to add/upgrade facilities
- Listing price (€445k) is well above 'bargain' expectations for cheap-property seekers
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 49/100This is the Lucca plain at the foot of the Monte Pisano hills, with mixed farmland, villas, and built-up strips between villages. The Serchio valley and the walled city of Lucca are nearby; Lucca has a complete historic center, major services, and rail connections. The area is known for historic villas and gardens on the plain and lower slopes, including the villa landscape of Capannori and Marlia.