Terratetto zona Valdottavo
Codice annuncio 114. Proponiamo in vendita un caratteristico ex Molino del Vescovado, nel centro di Valdottavo, una proprietà ricca di storia e di fascino. L'immobile è completamente da ristrutturare, ad eccezione del tetto, già rifatto. La proprietà dispone di tre ingressi indipendenti: uno conduce direttamente al…
What it really costs
See what needs doing and what each job costs
Price of €411/m² is well below the regional baseline median of €662/m², a ~38% discount, which is attractive for a 241 m² townhouse in Toscana. The property is a historic former mill with character, three independent entrances, and flexibility for one large home or multiple units. Key risk: it is completely in need of renovation (only the roof is redone), so budget ~€1000/m² for a full gut renovation, adding roughly €240k, bringing the all-in cost near or above market value for renovated stock. Still, the low entry price and generous size make this a solid opportunity for a buyer prepared for a major renovation.
More on the house and the area
Former Molino del Vescovado (Bishop's mill) in the center of Valdottavo, a genuinely historic property with mill heritage, exposed wood-beam ceilings, fireplaces, and an ancient covered oven. The 241 sqm size at €411/m2 is a low entry price. However exterior is a plain, weathered plastered village facade with no standout beauty, and interiors are dated/deteriorated with visible damp and mold in one room. Full renovation required limits immediate wow. The historic mill identity and characterful beamed rooms give it charm rather than scroll-stopping 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, €1,000/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€48,000 – €85,000
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.
- Completely in need of renovation except roof
- Interior shows damp/mold on walls and dated fixtures
- No condition, energy class, or building year data
- Only 2 days on market
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 74/100The cluster is in the Serchio valley between the lower Garfagnana and the Lucchesia, with the Apuan Alps to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through the area. The Parco Regionale delle Alpi Apuane begins within this radius on the western side of the valley. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the exact hamlet. Lucca is the nearest city of size, with full services and a major historic centre enclosed by Renaissance walls. Borgo a Mozzano is known for the Ponte della Maddalena, also called the Devil’s Bridge, on the Serchio.