Terratetto unifamiliare in Sillano Giuncugnano
**Asta Immobiliare Tribunale di Lucca – Casa indipendente con 2 camere, autorimessa e 7.588 mq di terreni a Sillano Giuncugnano** Questo immobile è stato selezionato da Studio Advisor Aste dopo aver superato 6 criteri tecnici di esclusione. Pubblichiamo solo immobili semplici, comprensibili e con tempi prevedibili. Se…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (“Asta Immobiliare Tribunale di Lucca”), which makes it a trap under the catalog rules regardless of the €85,329 asking price. The 57 m² home is described as generally sound, but the semi-basement remains unfinished and auction-specific purchase and possession risks apply.
More on the house and the area
A charming independent stone house in a distinctly wooded Garfagnana mountain setting, with a traditional tiled roof, handsome masonry, garage, and over 7,500 m² of land. The dwelling is reported as recently renovated and habitable with two bedrooms and a bathroom, although the exterior appears somewhat neglected and the interior is not shown. This feels like a real rural home rather than a ruin, but it is more rustic and secluded than polished or view-driven.
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€4,000 – €6,000
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.
- Auction purchase with potentially more complex timing and legal due diligence.
- No interior photos are provided, so the claimed habitable condition cannot be visually confirmed.
- The grounds look overgrown, and the basement/garage areas are described as unfinished.
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 Tuscan-Emilian Apennines, with the Apuan Alps to the southwest and the higher Apennine ridges around Passo di Pradarena and Monte Prado within the local mountain area. The Serchio system shapes this part of Garfagnana, with mountain valleys, woodland and scattered villages. Much of the surrounding area falls within or against the Parco nazionale dell’Appennino Tosco-Emiliano and the Parco regionale delle Alpi Apuane. The nearest ski area is Cerreto Laghi, roughly 35–45 minutes by road depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest main town with services, shops and rail connections for the valley. This area is known for the mountain landscape of northern Garfagnana, chestnut country, and access to both the Apennine passes and the Apuan side valleys.