Terratetto unifamiliare in Gallicano
CASA SAN JACOPO Il fascino autentico del centro storico di Gallicano. Nel cuore della Garfagnana, dove la bellezza della natura incontra la storia dei borghi toscani, sorge Casa San Jacopo, un caratteristico terratetto nel centro di Gallicano. L'immobile, ricco di potenzialità, è attualmente suddiviso in due…
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 €75,000 for 120 sqm, the asking price is €625/sqm versus a low-stock baseline median of €650/sqm, so the entry price is only slightly below ordinary for this area/type. With a typical needs-renovation budget of about €700/sqm (the text cites work mainly on systems and windows), the effective cost is about €1,325/sqm; the historic-center setting and flexibility to combine two units help, but this is not a clear bargain.
More on the house and the area
This is a real, usable Tuscan borgo townhouse rather than a shell: it has kitchens, bathrooms, heating, floors and a charming staircase, with a little fireplace adding character. The setting in the historic center of Gallicano feels atmospheric, but the house is visually quite plain and dated inside, with clear renovation needed before it becomes truly dreamy. At €75k for a large 120 sqm home in Tuscany, the value helps the appeal.
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€24,000 – €42,000
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.
- Needs renovation, especially systems and windows
- Interiors are dated and some rooms show wear/damp staining
- No private outdoor space or terrace visible
- Street-level cellar/storage area is rough and not finished living space
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.