Casa indipendente in Via Varano, 31, Licciana Nardi,
Casa indipendente nel Cuore di Varano - Licciana Nardi Scopri questa affascinante casa semi-indipendente situata nel caratteristico borgo in sasso di Varano, un'autentica realtà del comune di Licciana Nardi. Una proprietà che respira storia e tradizione, perfetta per chi desidera vivere immerso nell'atmosfera autentica…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €33,000 for 158 m², the ask is just €209/m², but with a typical needs-renovation budget of about €700/m² the effective cost is roughly €909/m², which is above the low-stock baseline of €532/m² in Tuscany. The score is supported by the large size, terrace/land, 39 photos, and authentic village setting, but access only on foot and services 10 minutes away limit appeal.
More on the house and the area
This has genuine rustic appeal: a stone borgo setting, mountain-valley outlook, some land, and lovely vaulted cellars give it real atmosphere. Crucially it is still a proper house rather than a shell, with floors, bedrooms and a bathroom, but it looks very tired and needs meaningful renovation before it feels comfortable to live in. At €33k for 158 sqm in Tuscany, the value helps the dream.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€31,000 – €55,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs real renovation and updating; visible cracking/damp and tired finishes.
- Access is only on foot.
- Bathroom and interiors are usable but very dated.
- Services are about 10 minutes away by car.
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 72/100The cluster is in Lunigiana, between the northern Tuscan Apennines and the Apuan Alps. The Taverone and Magra valley system shapes the immediate landscape, with wooded slopes, small fields and ridge villages. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby to the east, and the Apuan Alps Regional Park is nearby to the south-west. The nearest larger town is Aulla, which has rail access and the main services for this part of the valley; Pontremoli is the other main historic centre in the area. The area is known for Lunigiana stone villages and castles, and for routes linked to the Via Francigena.