Casa bifamiliare
SAN TERENZO MONTI, FIVIZZANO, Casa semi indipendente in vendita di 122 Mq, Da ristrutturare, Classe energetica: G, posto al piano Terra su 1, composto da: 11 Vani, Cucina Abitabile, Soggiorno singolo, 1 Bagno, Cantina, Prezzo: € 1.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
The €20,000 asking price is only €164/m², but the house needs renovation; at an estimated €700/m², the effective cost is about €864/m², above the local €656/m² benchmark. The unusually truncated price shown in the description is also inconsistent with the stated asking price.
More on the house and the area
This €20,000 hillside townhouse has a genuinely beautiful mountain-valley setting, traditional stonework, a balcony, garden and impressive village character. It is not a ready-to-move-in dream home: the kitchen and living space are usable, but much of the house needs serious renovation and refurbishment.
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€24,000 – €43,000
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, with widespread peeling plaster, damp-looking ceilings and deteriorated finishes.
- Only one bathroom is shown for an 11-room property; utilities and systems should be checked.
- The cellar and some stone areas are very rustic, and access is via steep village lanes.
- Roof structure and legal/structural condition should be professionally verified.
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 76/100The Apuan Alps rise immediately to the east and north-east, with steep marble mountains visible from this part of Lunigiana. The Magra valley is the main river landscape nearby, and the Ligurian coast around Marinella di Sarzana and the Gulf of La Spezia is close by, though outside the immediate inland setting. The area is on the edge of the Parco naturale regionale delle Alpi Apuane. Fosdinovo has a large Malaspina castle, and Sarzana is the nearest town of size with a railway station, services, and a substantial historic centre. The Cinque Terre are farther away and do not define the local landscape. This part of Lunigiana is known for hill villages, chestnut country, and the transition between the Tuscan-Apennine interior and the Ligurian coast.