Trilocale in Via Nicola Fabrizi 48
UG541DV- Appartamento con balcone e garage A Castelnuovo di Garfagnana, in zona strategica e vicinissima a tutti i servizi, proponiamo in vendita un luminoso appartamento di 90 mq situato al primo piano di un condominio che ha usufruito dei lavori del Bonus 110%, con rifacimento completo del tetto secondo le più…
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
Habitable 90 m² apartment at €79,000 (€878/m²), with roughly €18,000 of modernization allowance bringing the effective cost to about €1,078/m² versus a local reference of €736/m². The garage, balcony, immediate services, and recently renewed roof add value, but the price is still high for the area and the listing does not specify the building age or detailed interior condition.
More on the house and the area
This is a genuinely livable Tuscan apartment with a warm, traditional interior, a real fireplace, attractive antique furnishings, and impressive views toward the green Garfagnana hills. It is ready to live in rather than a renovation shell, although the kitchen, bathroom, finishes, and overall décor are distinctly dated.
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€6,000 – €10,000
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 very dated, especially the kitchen and bathroom, and would benefit from modernization.
- Energy class G may mean higher heating costs.
- This is an apartment on a normal village street, not a secluded countryside house; outdoor space appears limited to a balcony and communal 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 81/100The Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines rise around the Garfagnana valley. The Serchio river runs through Castelnuovo di Garfagnana. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane, and the Appennino Tosco-Emiliano National Park is close on the northern side of the valley. The nearest ski area is Careggine, with local lifts in the mountains above the valley, and larger Abetone is farther away and does not affect the score. Castelnuovo di Garfagnana is the main town of the valley, with rail links, shops and services, and Barga is nearby with a well-preserved historic centre; Barga is listed among I Borghi più belli d’Italia. The area is known for mountain valleys, chestnut country, hiking and the limestone landscapes of the Apuan Alps.