Casa singola in vendita a Castelnuovo di Garfagnana
N.B. LA FOTO PUBBLICATA NON CORRISPONDE ALLA REALTÀ, È SOLO A SCOPO DIMOSTRATIVO DELLA TIPOLOGIA DI IMMOBILE, FOTO REALI E PLANIMETRIE SONO VISIONABILI IN AGENZIA. SERVIZIO "BASE" : SOLO FORMULAZIONE E PRESENTAZIONE DELL'OFFERTA AD EURO 250 SERVIZIO "COMPLETO" : OLTRE AL COSTO DEL SERVIZIO BASE PROVVIGIONE DI AGENZIA…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovation- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction with a €67,500 minimum bid, not a normal property sale. The 177 m² townhouse is explicitly non-habitable, requires major renovation, has outdated systems and structural/cadastral irregularities.
More on the house and the area
The property has promising fundamentals on paper: a large 177 sqm independent home in Castelnuovo’s historic center, with terraces reportedly overlooking the castle walls. However, the AI images cannot be used to assess its beauty, and the real house is explicitly non-habitable with dated systems, no working boiler and building/cadastral irregularities, making it a significant renovation project rather than a ready-to-live-in dream home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€70,000 – €104,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The entire photo gallery is explicitly AI-generated and does not depict the actual property.
- The home is currently non-habitable and requires substantial renovation, including windows, installations, heating and likely structural/legal regularization.
- The property is being sold at auction, with occupancy and delivery handled through the procedure.
- No reliable evidence is provided here of the actual interior condition, views or finishes.
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.