Terratetto unifamiliare in Sillano Giuncugnano
IL BORGO DI SILLANO Vendita casa indipendente chiamata IL BORGO DI SILLANO, ubicata nelle verdi colline di Sillano Giuncugnano, a circa 730 mt sul livello del mare. L'immobile di 155 mq. calpestabili, su tre livelli offre spazi accoglienti, con soggiorno, cucina con camino, tre camere matrimoniali e cantina.…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €95,000 for 260 sqm, the ask is about €365/sqm; with a habitable-condition allowance of ~€200/sqm, the effective cost is ~€565/sqm versus a low-stock baseline median of €650/sqm in Toscana townhouses. That is modestly below baseline, with strong photo coverage and useful extras (garden, cellar, garage/magazzino), though the mountain village location is less liquid than prime tourist centers.
More on the house and the area
This has real dream value from the mountain-borgo setting: wide views over rooftops and hills, a sunny garden, and a detached feel in the village. The house itself is a genuine livable home with kitchen, bathrooms and large rooms already in place, but the interiors are very old-fashioned and would benefit from modernization. It feels usable now rather than a shell, which lifts it well above project status.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
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 habitable but dated and need cosmetic updating.
- Exterior and garden areas are plain rather than polished.
- Some ancillary/storage spaces look basic and may need repurposing work.
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 Apuan Alps are within this area, and the northern Tuscan-Emilian Apennines surround it. The Serchio basin begins here, with mountain valleys, forest and high passes. Much of the area falls inside the Parco Nazionale dell'Appennino Tosco-Emiliano, and the Apuan Alps Regional Park is close by. The nearest ski area is Cerreto Laghi, about a 30-minute drive. Castelnuovo di Garfagnana is the nearest town of size, with rail links, shops and services. This part of Garfagnana is known for chestnut woods, mountain villages and access to the Orecchiella area.