Casa bifamiliare
Nel caratteristico e tranquillo borgo di Viano, nel comune di Fivizzano, proponiamo in vendita casa semindipendente di circa 107 mq commerciali, arricchita da una comoda cantina di circa 20 mq al piano terra. L'immobile, composto da 5,5 vani catastali, si sviluppa su più livelli offrendo ambienti accoglienti e una…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
The €25,000 asking price is far below the local €651/m² reference, but the listing conflicts on size (70 m² in the data versus 107 m² plus cellar in the description). Renovation needs are not stated; the G energy rating and scope for personalization suggest budgeting around €700/m², making the true value uncertain rather than an obvious bargain.
More on the house and the area
A remarkably atmospheric Lunigiana village house with stone walls, timber beams, a fireplace, green shutters and sweeping mountain-valley views. It appears to be a real, furnished and livable home rather than an empty shell, although the kitchen, bathroom and secondary spaces need updating. The historic setting, nearby tower and €25,000 price create exceptional dream-home appeal.
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€14,000 – €25,000
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.
- Interiors are usable but dated, especially the kitchen and bathroom.
- Some cellar/storage areas show damp, rough finishes and limited upkeep.
- Access is through narrow historic village lanes, with no obvious private parking or modern outdoor space.
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 73/100The Apuan Alps are within the local landscape around Fivizzano, and the Lunigiana here is a mountain and foothill area rather than a plain. The Rosaro and the wider Tuscan-Emilian Apennine terrain are close by, with chestnut woods, narrow valleys and stone villages typical of inland northern Tuscany. The Magra basin shapes the area, with the valley routes leading toward Aulla. The Parco Nazionale dell'Appennino Tosco-Emiliano lies nearby to the east, and the Parco Regionale delle Alpi Apuane is nearby to the southwest. The nearest ski area is Cerreto Laghi in the Apennines, roughly about an hour's drive depending on the exact hamlet. Aulla is the nearest town of size with rail links, services and motorway access. Fivizzano is known as one of the historic centres of Lunigiana, an area known for castles, old hill settlements and routes between Tuscany, Liguria and Emilia.