Terratetto unifamiliare in Borgo a Mozzano
CASA DELLA REPUBBLICA il calore di una casa vera, nel cuore di Borgo a Mozzano. Mi trovo nel cuore di Borgo a Mozzano, in Via della Repubblica. Una strada autentica, dove la quotidianità scorre semplice tra vicini di casa che si salutano e il ritmo tranquillo di un paese toscano che conserva ancora la sua anima. Sono…
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 €75,000 for 70 sqm, the asking price is about €1,071/sqm; with a light habitable-home allowance of ~€200/sqm, the effective cost is ~€1,271/sqm. That is far above this low-stock baseline of €650/sqm for Toscana townhouses, so despite being immediately livable and in the historic center of Borgo a Mozzano, it looks only a fair deal.
More on the house and the area
This is a real, usable Tuscan townhouse rather than a ruin: it has a fitted kitchen, two bathrooms, radiators, and generally habitable rooms. The exterior has some modest local character with shutters and stone detailing, but there are no standout views or special outdoor spaces. The rough cellar and plain finishes keep the wow level in the lower mid band.
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€5,000 – €8,000
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.
- No garden, terrace, or meaningful private outdoor space visible
- Ground-floor cellar/utility area is rough and needs work
- Interiors are simple and fairly plain rather than striking
- On a road in the town center, so privacy and parking may be limited
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 Serchio valley between the main ridge of the Tuscan-Emilian Apennines to the north and the Apuan Alps farther west. The Serchio river runs through Borgo a Mozzano. Much of the surrounding mountain area falls within the Parco Regionale delle Alpi Apuane and the edge of the Orrido di Botri nature reserve area is within the wider mountain hinterland. Abetone and Val di Luce ski lifts are the nearest substantial ski area, roughly 1 to 1.5 hours by road depending on the exact hamlet. Lucca is the nearest town of size, with complete services and a major walled historic centre; Castelnuovo di Garfagnana is the main smaller centre up-valley. Borgo a Mozzano is known for the Ponte della Maddalena, also called Ponte del Diavolo, over the Serchio.