Casa bifamiliare
Antica casa semi-indipendente con vista panoramica, ristrutturata, abitabile e ammobiliata, ubicata nel vivace borgo di Gorfigliano, con negozi di vario genere, bar e pizzerie raggiungibili a piedi. La casa offre anche un rapido accesso a piedi al sottostante torrente e in auto (3 minuti) al fantastico e balneabile…
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 house is already habitable and furnished, with a private 350 m² garden, walkable village services, and Lake Gramolazzo nearby, but it needs some cosmetic work. At about €1,095/m² after estimated works, it is well above the local €651/m² benchmark, so the lifestyle features do not fully offset the premium.
More on the house and the area
This is a genuinely beautiful, usable stone house with original floors, exposed masonry, timber ceilings, a fireplace and warm traditional interiors. It has a large private courtyard and garden, plus exceptional mountain and village views in a dramatic Tuscan Apennine setting. The home is furnished and habitable rather than a renovation shell, although it needs some cosmetic refreshing.
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€6,000 – €11,000
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 listing notes cosmetic work is needed after a period of limited use.
- Only one bathroom is shown/listed for a five-bedroom, two-level home.
- Energy class G and wood-burning heating may mean higher running costs and more maintenance.
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 78/100The Apuan Alps rise directly around Minucciano, with limestone ridges and marble mountains in the local horizon. The area falls within the Parco regionale delle Alpi Apuane. Lake Gramolazzo is at the foot of the village area. The nearest ski lifts are the small winter facilities at Careggine, roughly a 30-minute drive depending on the hamlet. Castelnuovo di Garfagnana is the nearest town of size, with services, shops and rail connections down the Serchio valley. This part of northern Tuscany is known for marble landscapes, mountain villages and the Garfagnana-Apuane border country.