Rustico in Fabbriche di Vergemoli
CASALE BELVEDERE La Toscana più autentica, tra pietra, natura e panorami senza tempo. Nel cuore della verde Garfagnana, immerso nella spettacolare Val di Turrite e circondato dai boschi degli Appennini Toscani, proponiamo in vendita un affascinante casale in pietra situato nell'antico borgo di Campolemisi, piccolo…
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 €45,000 for 100 sqm, the ask is €450/sqm, but the house explicitly needs a complete renovation, so the effective cost is about €1,550/sqm including ~€1,100/sqm works. That is far above the local baseline of €512/sqm for cheap farmhouses in Toscana; the panoramic stone setting helps, but at 18 km from the sea and in a mountain hamlet this looks only fair unless renovation costs are unusually contained.
More on the house and the area
This has real Tuscan dream-house bones: a handsome stone farmhouse in an old mountain borgo with wide valley views and a very photogenic exterior. But it is not move-in ready: the visible interior is worn and damp-looking, and the listing itself says complete renovation, so this is a serious project rather than an immediately usable home. At €45k the beauty-to-price ratio is strong, which keeps the wow high despite the work.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€40,000 – €59,000
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.
- Complete renovation needed
- Only limited interior photos shown, and the visible room is very worn
- Outdoor areas/land are currently rough rather than finished
- Mountain borgo location may mean narrow access and more isolation
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 first Apennine hills inland from the Versilia coast, with wooded ridges and narrow valleys. The Serchio valley lies nearby to the east, and the Apuan Alps rise within this radius, with higher limestone relief around the southern edge of the range visible from this part of the province. Much of the surrounding territory falls in or against the Parco Regionale delle Alpi Apuane. The nearest town of size is Lucca, which has a complete walled historic centre and full services. This area is known for chestnut woods, hill villages and stone-built settlements of the Lucchesia interior.