in Palazzo Storico
Nel cuore di Castelnuovo Garfagnana, in centro storico, affascinante appartamento in palazzo storico composto da solo 2 unità immobiliari, appartamento di circa 280 mq, sviluppato su 2 livelli con piccolo giardino privato sul corte interna. L'immobile necessità di un importante ristrutturazione, presenta elementi di pregio come i pavimenti originali sicuramente da recuperare per la loro bellezza
What it really costs
See what needs doing and what each job costs
Price of 290 EUR/m2 is well below the regional baseline of 662 EUR/m2, a strong ~56% discount, and the listing is fresh (6 days). Located in the historic center with period features (original floors worth restoring) and a small private garden. However, the property needs major renovation ('importante ristrutturazione'), so it is not currently habitable and full restoration will cost roughly 700-900 EUR/m2. At ~58k plus ~160k renovation on 200 sqm, the total remains attractive versus market, but verify actual surface and structural scope before committing.
More on the house and the area
Historic townhouse in Castelnuovo di Garfagnana's centro storico, ~280sqm over two levels with a small private garden, priced at just €58k (€290/sqm). Genuine period appeal: original decorative cement tiles (photo 4) and hexagonal terracotta floors worth salvaging, exposed timber-beam ceilings, and a nice green mountain/village view from an upper window (photo 14). However, the property is in severe disrepair—collapsed roof structure, debris on floors, ruined bathroom and kitchen, peeling walls throughout. The wow here is mostly the bargain-plus-historic-bones combination rather than any turnkey visual drama. Appeals to a renovation-project buyer, not a scroll-stopping showpiece.
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
- Requires major structural renovation (collapsing roof beams, fallen ceiling debris)
- Bathroom, kitchen, and interiors in advanced state of decay
- No condition/energy data; auction property (Dimorama)
- Photos heavily degraded interiors dominate the set
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 82/100The area lies in the Garfagnana, between the Apuan Alps and the Tuscan-Emilian Apennines. The Serchio river runs through the valley. The Parco Regionale delle Alpi Apuane is nearby. The nearest ski area is Careggine in the Garfagnana, roughly a 30-minute drive depending on the exact hamlet. Castelnuovo di Garfagnana is the main town of the valley and has schools, shops, a hospital, rail service and the Rocca Ariostesca in its historic centre. The wider area is known for mountain valleys, chestnut country and access toward the Apuan ridges.