Terratetto unifamiliare in Fivizzano
Casa in sasso con cantine e corte. Inserita in caratteristico borgo della Lunigiana, casa in sasso disposta su due livelli, ricca di potenzialità e dal fascino autentico. L'abitazione, di 125 mq., è composta al piano terra da tre locali. Un'originale scala in pietra conduce al primo piano, dove si trovano altri tre…
What it really costs
See what needs doing and what each job costs
Stone townhouse in Lunigiana borgo at €268/m2 vs baseline median €662/m2, so headline price is ~60% below market. But the property explicitly needs full renovation ('necessita di ristrutturazione'), 0 baths listed, no energy class, no condition/year data. Habitable area is ~125 m2 with the rest being accessory spaces (cellar, woodshed, terrace, storage). Full gut renovation of a stone house typically runs €700-900/m2, so on 125 m2 that's roughly €90-110k, pushing all-in cost to ~€130-150k (~€900-1000/m2 total) — still under baseline but no longer a steal. Only 1 day on market and reasonable photo count are positives. Solid value for a renovation project but not a diamond given the substantial work and data gaps.
More on the house and the area
Stone townhouse in a characteristic Lunigiana borgo, priced at just €40k (€268/m²) for 149m² over two levels. Exterior shows faded pink stucco with a decorative Greek-key frieze, wrought-iron balcony and original stone staircase — authentic historic character but heavily weathered. Interior photos reveal a derelict shell: peeling paint, dusty patterned tile floors, a brick fireplace, and a rough stairwell full of debris. Accessory spaces (cellar, woodshed, terrace, private court) add value. The wow here is mostly the bargain-plus-potential story rather than any stunning finish; buyers see a low-cost restoration project in a genuine village setting, not a move-in-ready charmer.
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€29,000 – €52,000
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.
- Full renovation required — no functioning bathroom, peeling walls, derelict interior
- Zero baths listed and gutted condition mean major structural/systems investment
- Facade is faded and weathered despite decorative frieze detailing
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 Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the 15 km landscape. The Rosaro and Pizzo d’Uccello area lies nearby, and the territory around Fivizzano reaches into the Parco Nazionale dell’Appennino Tosco-Emiliano. The nearest ski area is Zum Zeri, roughly an hour by road. Fivizzano is the main small town in the area, with a substantial historic centre, a main piazza and services for the upper Lunigiana. The wider area is known for stone villages, chestnut country and mountain routes between Tuscany, Liguria and Emilia.