Rustico in Minucciano
Vendita di Rustico singolo in corso di ristrutturazione chiamato CASALE DEL LAGO, ubicato nella Frazione di Gorfigliano ed esattamente nel Comune di Minucciano. Siamo in Garfagnana, a circa 600 mt sul livello del mare, immersi nelle verdi e tranquille valli degli appennini toscani. Precisamente a circa 350 metri in…
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 €80,000 for 90 sqm, the asking price is about €889/sqm; with a needs-renovation estimate of ~€700/sqm, the effective cost is roughly €1,589/sqm versus a local baseline of €512/sqm. The roof and floors were redone and work is in progress, but it is still only partially renovated and the price looks high for this stock despite the panoramic/lake setting.
More on the house and the area
The setting is genuinely dreamy: a handsome stone farmhouse in a tiny mountain hamlet near a lake, with panoramic valley views and lovely natural surroundings. The exterior has real Tuscan rustic character and the roof appears redone, but inside it is still an unfinished renovation site rather than a usable home today. This is charming and promising, but the wow is held back by the fact that you would need significant work before actually living in it.
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€18,000 – €32,000
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.
- Interior is still a renovation site, not currently livable
- Utilities appear nearby but need connection/completion
- Garden and driveway are overgrown and need clearing
- Some rooms look unfinished with rough floors and debris
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 Apuan Alps rise directly around Minucciano, with limestone ridges and marble mountains in the local horizon. The area falls within the Parco regionale delle Alpi Apuane. Lake Gramolazzo is at the foot of the village area. The nearest ski lifts are the small winter facilities at Careggine, roughly a 30-minute drive depending on the hamlet. Castelnuovo di Garfagnana is the nearest town of size, with services, shops and rail connections down the Serchio valley. This part of northern Tuscany is known for marble landscapes, mountain villages and the Garfagnana-Apuane border country.