Terratetto unifamiliare in Borgo a Mozzano
Vendita Terratetto detto "CASA DEL BOTTAIO" in posizione centrale nel paese di Cune, nel Comune di Borgo a Mozzano. A circa 500 mt sul livello del mare ed ai piedi delle colline toscane, vendesi questa proprietà terratetto di circa 125,00 mq. commerciali ed 80 mq. utili completamente da ristrutturare oltre cantine,…
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 €43,000 for 80 sqm, the ask is €538/sqm, but the house is explicitly completely to restore with roof, floors, windows and systems needing work, so I estimate about €1,100/sqm renovation. Effective cost is roughly €1,638/sqm, far above the local baseline of €650/sqm; central village setting and historic character help a little, but not enough.
More on the house and the area
This has real old-Tuscany character: weathered village facade, stone setting, chestnut beams, terracotta details and two original fireplaces. It is still a proper house rather than a shell, with intact rooms, floors and roofline, but the listing clearly says it needs full renovation before comfortable living. Dreamy bones at a very low price, yet firmly a restoration project rather than a move-in home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
- Complete renovation is needed, including roof, floors, windows and systems.
- Bathroom provision is very basic/obsolete from the listing and photos.
- Access is pedestrian from public parking about 50 m away through the village center.
- Outdoor space appears limited to a shared forecourt and a small covered terrace.
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.