Casa indipendente in Via Scorpacciano, 8, Ortonovo - Nicola, Luni,
**Casa Indipendente nel Cuore di Ortonovo** Scopri questa affascinante casa indipendente nel centro storico di Ortonovo, un'opportunità unica per chi desidera vivere in un contesto suggestivo e tranquillo. Con una superficie di circa 90 mq, l'immobile si sviluppa su più livelli, offrendo una parziale vista mare che…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- On the market for a long time
See what needs doing and what each job costs
Price/m2 of Eline of 387/m2 for 57 comps, so priced above median. Major contradiction: facts state 150 sqm / 5 rooms / 5 beds, but the description describes ~90 sqm with only 2 bedrooms, plus a bathroom in full renovation despite 'Habitable' condition. This discrepancy undermines the stated 533 eur/m2 attractiveness. Old build (1900), energy class G, and only 1 bath suggest real renovation needs (bathroom explicitly under works, personalizable finishes). days_on_market=0 is essentially no market signal. Partial sea view and central-historic location are positives. Net: reasonable but not a bargain given the size ambiguity and reno needs; estimate ~400 eur/m2 to finish the bathroom and update systems.
More on the house and the area
The real hook is the hilltop-borgo setting: a picturesque old lane and elevated views reaching to the sea, plus a dramatic nearby village on its ridge. Inside, the rooms are simple and bare, with only a modest fireplace adding character. This feels more like a dreamy location with potential than a visually magical house today.
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€17,000 – €29,000
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.
- Interiors are very plain and partly unfinished.
- Sea view appears partial and mostly over rooftops.
- Bathroom is still under renovation.
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 55/100The Apuan Alps rise immediately inland, with the marble basins above Carrara among the most distinctive mountain landscapes in Italy. The Carrione runs through the town to the Ligurian Sea, and the coast is a few kilometres west. The Parco naturale regionale delle Alpi Apuane begins nearby and covers much of the mountain area behind the town. The nearest ski area is Careggine in Garfagnana, roughly 1 hour 15 minutes away, which is too far to count as a local landscape feature. Massa is the nearest town of size, and the wider Carrara-Massa strip has the services of a small urban area. Carrara is known nationally for its marble quarries and sculpture tradition.