Terratetto unifamiliare in Fabbriche di Vergemoli
Vendita di Terratetto d'Abitazione “CASA DEL LINCHETTO” in Provincia di Lucca Toscana, nel caratteristico paesino medievale di Vallico Sotto nel Comune di Fabbriche di Vergemoli. L’origine e la storia del borgo di Vallico di Sopra, va di pari passo con quella del vicino Vallico di Sotto, nel 1975, il Centro di Studi…
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 €46,000 for 70 sqm, the ask is about €657/sqm, but the description says complete renovation and no bathroom, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,757/sqm, far above the €650/sqm baseline. Positive points are the authentic medieval village setting in Tuscany, 50 photos, terrace/cellar/fireplace, and 1,800 sqm of land, but the missing bathroom and full rehab make it only a fair project.
More on the house and the area
The mountain setting is the real wow here: dramatic Garfagnana views, cliffs, forest and a tiny medieval borgo give it strong dream value. The stone townhouse has authentic historic character outside, but inside it looks largely storage-grade and unmodernized, with no bathroom and a full renovation needed before real living use. At €46k it is romantically priced, but this is still a serious project rather than an immediately livable Tuscan home.
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€28,000 – €41,000
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.
- Complete renovation needed before it is a usable home
- No bathroom currently shown/listed
- Interior appears very basic/partly raw with aging structure
- Access is on foot from the main parking area
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 78/100The cluster is in the Serchio valley with the Apuan Alps close by to the west and the Tuscan-Emilian Apennines to the east. The Serchio river runs through this part of the valley. Much of the surrounding area falls within the Parco Regionale delle Alpi Apuane. The nearest ski area is Careggine in Garfagnana, with small lifts roughly 30–40 minutes away depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest town of size, with shops, schools, rail services and the main services for the upper valley; Lucca is the nearest larger city for broader services. Barga is nearby and is listed among I Borghi più belli d’Italia. This area is known for the Garfagnana landscape of wooded valleys, chestnuts, mountain villages and access routes into the Apuan massif.