Terratetto unifamiliare in Borgo a Mozzano
CASA DELLA CORTE Nel cuore del caratteristico paese di Cune, nel comune di Borgo a Mozzano, proponiamo in vendita un grazioso terratetto dal sapore autentico, ideale per chi desidera vivere la tranquillità della Toscana senza rinunciare al comfort. L’abitazione accoglie al piano terra con un ingresso che conduce a un…
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
Habitable condition suggests about €200/m² in updates, so effective price is about €97,000, or €1,617/m² on the 60 m² usable area. That is far above the local baseline of €650/m² for similar cheap stock, so despite the extras (A2 class, photovoltaic, cellar, land) it looks expensive rather than a standout deal.
More on the house and the area
This has real Tuscan borgo charm: a stone-lane setting, traditional facade, fireplace, and some lovely mountain-rooftop views from the windows. The house looks genuinely habitable and functional, with finished rooms, kitchen and bath, but the interiors are plain and somewhat tired rather than dream-home beautiful. The nearby land adds lifestyle appeal, though the wow is more atmospheric than spectacular.
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€4,000 – €7,000
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 basic and dated rather than stylish.
- Some cosmetic refreshing is likely needed.
- Outdoor space appears to be nearby land/common courtyard, not a private garden directly at the house.
- Village access and parking may be limited on the narrow lane.
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 67/100The Serchio valley runs through Borgo a Mozzano, with the Monti Pisani absent here and the first ridges of the Tuscan-Emilian Apennines closing the valley to the north and east. The Serchio river is the main landscape feature, and the area is known for the Ponte della Maddalena, the medieval bridge called Ponte del Diavolo, just outside the town. The Apuan Alps rise within this part of the province to the west, visible from parts of the valley and reached by a short drive, though the immediate setting is a settled river valley rather than high mountain terrain. Bagni di Lucca is the nearest smaller centre up-valley, and Lucca is the nearest city of size with full services, rail links, and major historic monuments. This stretch of the middle Serchio is known for river valleys, wooded slopes, small hill villages, and access routes between Lucca and the Garfagnana.