Terratetto unifamiliare in Licciana Nardi
In posizione centralissima, si propone questo ampio immobile, semi-indipendente, con piccolo giardino, composto come segue. Al piano terra ingresso, ampio soggiorno open space con angolo cottura e camino funzionante e piccolo sottoscala, comodissimo da utilizzare come ripostiglio. Al piano primo, due spaziosissime…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
Priced at 833 EUR/m2 vs regional baseline of 661 EUR/m2, so ~26% above median but still low in absolute terms for a semi-detached 120m2 Tuscan townhouse with garage, heating, garden and functioning fireplace. Fresh listing (1 day). Condition is flagged 'Renovated' yet the description states it 'needs some minor internal renovation work' while the roof is in excellent condition — a mild contradiction, so budget light cosmetic work (~300 EUR/m2). Solid photo count (23) and habitable/free immediately. A fair-to-good entry with modest upside once minor works are done.
More on the house and the area
Standard semi-detached townhouse in central Licciana Nardi (Tuscany). Interiors are dated with vintage furniture, old terrazzo floors, and dark red woodwork; bathrooms are functional but plain. The exterior shows an overgrown weedy front garden facing a busy street and neighboring apartment buildings. No standout architectural character, view, or setting. The €833/m2 price is modest but not exceptionally cheap for the condition and inland location. Nothing here stops the scroll.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€12,000 – €20,000
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.
- Description claims 'Renovated' but text says property needs internal renovation work
- Front garden overgrown/unmaintained
- Dated interiors with vintage furniture and old tiling throughout
- Location on busy road facing other apartment blocks, no notable view
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 70/100The cluster sits in the Magra valley between the Ligurian Apennines and the Apuan Alps, with the lower Lunigiana hills around it. The river Magra runs through Aulla. The Parco nazionale dell'Appennino Tosco-Emiliano lies to the east within the wider mountain backdrop, and the Alpi Apuane Regional Park is nearby to the south-west around the marble mountains above Carrara. The nearest coast for daily life is the Gulf of La Spezia and the Versilia-Ligurian shore. Aulla is a small service town with rail connections and road access at the junction of routes through Lunigiana toward La Spezia, Parma and the Garfagnana. Within the surrounding area, Pontremoli and other Lunigiana centres are known for stone villages, castles and the historic route of the Via Francigena.