Terratetto unifamiliare in Borgo a Mozzano
Vendita Terratetto detto CASA DEL SUGHERO in posizione quasi dominante sul paese di Cune e sulla vallata sottostante, nel comune di Borgo a Mozzano. A circa 650 mt sul livello del mare ed ai piedi delle colline toscane, vendesi questa proprietà terratetto di circa 140,00 mq. commerciali completamente da ristrutturare…
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 €20,000 for 70 sqm, the asking price is €286/sqm, but the home is described as completely to be restored with systems to redo, implying about €1,100/sqm renovation; effective cost is roughly €1,386/sqm versus a €650/sqm local baseline. The low entry price is offset by very heavy works and difficult small-car-only access, though Tuscany location and 35 photos add some confidence.
More on the house and the area
The mountain-and-valley setting is genuinely attractive, with a sunny garden/land piece and a lovely old Tuscan village position. Inside there is real character in the beams, fireplace and old structure, but the house is clearly only barely usable and needs a full renovation to become a comfortable home. At €20k it has dreamer appeal, yet this is a restoration project rather than an easy move-in beauty.
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€28,000 – €41,000
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.
Show more
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 needed; visible damp, staining and tired finishes throughout.
- Systems likely need full replacement and bathroom/kitchen are very basic.
- Access is through very narrow village lanes and suited only to small cars.
- Some outdoor land/buildings are separate from the house rather than directly attached.
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.