Terratetto unifamiliare in Fabbriche di Vergemoli
Terratetto in vendita a Vergemoli – Fabbriche di Vergemoli Nel caratteristico borgo di Vergemoli, immerso nella quiete della natura e circondato dalle splendide montagne della Garfagnana, proponiamo in vendita un caratteristico terratetto disposto su più livelli. L'ingresso si apre su una cucina abitabile con camino,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse at 316 EUR/m2 vs regional baseline of 661 EUR/m2, roughly 52% below median. 95m2, 5 rooms/4 beds, stated Habitable condition (1930 build) with heating, fireplace, and panoramic mountain views in Garfagnana. Fresh listing (1 day). Deductions: 1930 build likely needs cosmetic/system updates despite 'habitable' claim, single bathroom, and no vehicle access (200m walk from parking), which limits resale appeal. No energy class listed. Still a strong value for a livable Tuscan property; modest renovation to modernize.
More on the house and the area
Village terratetto in Vergemoli (Garfagnana) at just €30k for 95sqm. The genuine wow is the mountain setting - dramatic peaks of the Apuan Alps visible from terrace and bedroom windows (photos 3,4,9). The narrow orange/ochre village alleys have some Tuscan-borgo character but exteriors are otherwise ordinary. Interiors are habitable but very dated (1970s kitchen, terrazzo floors, old furnishings), needing modernization. The strong bargain price plus panoramic nature backdrop make it appealing as a holiday home, though no standout architecture or interiors.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€11,000 – €19,000
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.
- Dated 1970s-style interiors with terrazzo floors and old kitchen
- No car access - 200m walk from public parking
- Single bathroom for a 4-bed house
- Exterior photos dominated by mundane alleyways and building walls
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 76/100The cluster is in the Apuan Alps, with steep limestone mountains and narrow valleys immediately around it. The Serchio valley is the main valley system of this part of inland Lucca. The area falls within the Alpi Apuane Regional Park. The nearest ski lifts are on the small local fields of Careggine and Casone di Profecchia in Garfagnana, roughly an hour or more by road depending on the hamlet. Castelnuovo di Garfagnana is the nearest town of some size, with shops, services and a rail link down the Serchio valley toward Lucca. Barga, within this part of the valley, is known for its historic hill town and is listed among I Borghi più belli d’Italia. This area is known for mountain walking, caves and karst landscapes, and for villages set in the Garfagnana and upper Serchio valleys between the Apuan and Apennine massifs.