Casa indipendente in Gassano
Gassano – Fivizzano | Casa libera su tre lati con 5.000 mq di terreno Un'interessante opportunità nel cuore della Lunigiana, a soli 60.000 euro. Nel caratteristico borgo di Gassano, nel comune di Fivizzano, proponiamo in vendita una casa semindipendente, libera su tre lati, con ampio terreno di circa 5.000 mq e…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
See what needs doing and what each job costs
The €60,000 asking price is €600/m², but the stated renovation need implies an estimated total of about €130,000, or €1,300/m²—roughly twice the local comparison level of €646/m². The 5,000 m² of land, garden potential and 33 photos add appeal, but the renovation burden outweighs the low entry price.
More on the house and the area
A characterful traditional Lunigiana house with green shutters, terracotta roofs, dramatic mountain scenery and a very substantial 5,000 sqm piece of land. The interior is a real, functioning home with kitchen, heating, bathroom and several rooms, but it is dated and shows damp-related wear, so this is a renovation project rather than a polished move-in dream.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€20,000 – €35,000
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.
- The house needs meaningful renovation, with visible damp or ceiling staining and dated interiors.
- The 5,000 sqm land is attractive but currently overgrown and will require substantial clearing and maintenance.
- Energy class G and only one bathroom may mean additional upgrade costs.
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 Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the 15 km landscape. The Rosaro and Pizzo d’Uccello area lies nearby, and the territory around Fivizzano reaches into the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest ski area is Zum Zeri, roughly an hour by road. Fivizzano is the main small town in the area, with a substantial historic centre, a main piazza and services for the upper Lunigiana. The wider area is known for stone villages, chestnut country and mountain routes between Tuscany, Liguria and Emilia.