Terratetto unifamiliare in Licciana Nardi
Scopri questa affascinante casa singola nella tranquilla località di Licciana Nardi, in provincia di Massa-Carrara. Questa proprietà, composta da 6 locali su una superficie di 220 mq, offre uno spazio generoso per vivere in piena tranquillità. L'ingresso indipendente ti permette di godere di tutta l'indipendenza che…
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 €99,000 for 220 sqm, the ask is about €450/sqm versus a €650/sqm local baseline, but the home is marked 'needs renovation' and the text confirms no heating plus likely service/system works, so I estimate ~€700/sqm renovation. That puts the effective cost near €1,150/sqm, well above the baseline, which makes it only a fair deal despite the large size and independent layout.
More on the house and the area
This is a real, usable house with generous rooms, an independent entrance, arches, patterned vintage floors and a fireplace that give it some old Italian character. It looks structurally intact and lived-in, but the whole property is very dated and would need broad updating before it feels truly beautiful. At this size in Tuscany the price has appeal, yet the wow comes more from potential than from the current finish.
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€44,000 – €77,000
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.
Show more
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.
- Dated interiors throughout and likely full cosmetic modernization needed
- No heating system is present
- Only one bathroom currently shown for a large 220 sqm house
- Some lower-level/storage spaces look rough and semi-basement-like
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 the Lunigiana, with the northern Tuscan Apennines and the Apuan Alps within the local landscape. The Bagnone river runs through the area, and the Magra valley is the main corridor nearby. The Appennino Tosco-Emiliano National Park lies to the east within this part of the province, and the Apuan Alps Regional Park is nearby to the southwest. The nearest larger centres are Pontremoli and Aulla for everyday services, while Massa and La Spezia are the closest bigger cities with hospitals, rail links and full urban services. This area is known for stone villages, chestnut country and the historic Lunigiana landscape of valleys, wooded slopes and small castles.