Casa bifamiliare
CODICE ANNUNCIO 114. A Borgo a Mozzano, nella tranquilla frazione di Valdottavo, proponiamo in vendita un terratetto da ristrutturare su due livelli con soffitta praticabile. L'ingresso nell'abitazione si ha in un ampio disimpegno che ben può essere adibito a soggiorno, dal quale si accede alla cucina abitabile con…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Bathroom
- Kitchen
See what needs doing and what each job costs
The €39,000 asking price is attractive at €411/m², but the house needs renovation; allowing roughly €700/m² brings the effective cost to about €1,111/m², well above the local €656/m² benchmark. The hillside setting is peaceful, but it is not a strong coastal or tourist-location discount.
More on the house and the area
A characterful Tuscan village townhouse with exposed stonework, traditional wooden beams, terracotta roofs, and a genuinely beautiful wooded-hillside view. The structure is roofed and clearly a real house with floors, rooms, and a bathroom, but it needs meaningful renovation rather than immediate occupation. At €39,000 for 95 sqm, it has strong dream-home potential for a buyer willing to restore it.
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€19,000 – €34,000
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.
- Substantial renovation is needed, including dusty interiors and at least one unfinished concrete-floored room.
- Kitchen and bathroom appear dated, and utilities/heating condition are not confirmed.
- The hillside village setting may mean limited parking and difficult access.
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 72/100The cluster is in the Serchio valley between the main ridge of the Tuscan-Emilian Apennines to the north and the Apuan Alps farther west. The Serchio river runs through Borgo a Mozzano. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane and the edge of the Orrido di Botri nature reserve area is within the wider mountain hinterland. Abetone and Val di Luce ski lifts are the nearest substantial ski area, roughly 1 to 1.5 hours by road depending on the exact hamlet. Lucca is the nearest town of size, with complete services and a major walled historic centre; Castelnuovo di Garfagnana is the main smaller centre up-valley. Borgo a Mozzano is known for the Ponte della Maddalena, also called Ponte del Diavolo, over the Serchio.