Terratetto unifamiliare in Borgo a Mozzano
CASA SAN ROCCO - Casa padronale del 1600 con giardino e "metato" in Vendita in Toscana, nel comune di Borgo a Mozzano, denominata "SAN ROCCO", ubicata nelle prime pendici dell'Appennino Toscano, a 4 km dalla strada di fondovalle, nella frazione di San Romano a circa 450 metri sul livello del mare, immersa nel verde e…
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 €95,000 for 95 sqm, the ask is €1,000/sqm; with a heavy renovation estimate of about €950/sqm (house uninhabited for 40 years, no compliant systems, windows to replace, but roof redone), the effective cost is about €1,950/sqm versus a €650/sqm local baseline. The historic Tuscan character and garden add appeal, but no car access and a remote hamlet location materially weaken the deal at this price.
More on the house and the area
This has real old-Tuscan atmosphere: a handsome 17th-century façade, beautiful stone portal, village lanes and a sizable garden with a traditional metato. The roof appears sound and the house is a proper multi-room home rather than a shell, but it is not move-in ready and needs substantial renovation before comfortable living. The garden and outbuilding add dream value, though both need clearing and the no-car access limits convenience.
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, €950/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€19,000 – €34,000
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 full renovation; not lived in for about 40 years
- Systems are missing/out of date and windows need replacement
- No car access directly to the house via the narrow village lanes
- Garden/metato are across the communal lane and currently overgrown
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 74/100The cluster lies in the Serchio valley with the Apuan Alps 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 or against the Parco Regionale delle Alpi Apuane. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the starting point in the comune. Barga and Castelnuovo di Garfagnana are the nearest small centres with a full everyday service base, and Lucca is the nearest larger city with a substantial historic centre, rail links and hospitals. Barga is listed among I Borghi più belli d'Italia. This area is known for the Garfagnana and Media Valle del Serchio landscape of wooded slopes, stone villages, chestnut country and mountain views.