Rustico in Borgo a Mozzano
"IL CERRO" - Fabbricato Rustico uso stalla/fienile in Vendita in Toscana, nel Comune di Borgo a Mozzano. In una piccola frazione collinare immersa nel verde e a pochi km dal capoluogo, troviamo questo rustico ad uso di stalla/fienile in pietra faccia vista su due piani, immerso negli oliveti delle colline dietro Borgo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is explicitly a stone barn/stable ('uso stalla/fienile') in an agricultural zone with no utility connections, so it is not a lawful ready dwelling and gets vetoed. Even ignoring the veto, €10,000 + heavy restoration (~€55,000) implies about €1,300/m² effective versus a €512/m² baseline.
More on the house and the area
This is a very atmospheric little stone rustico in olive-covered Tuscan hills, with genuine rural charm and a nice valley setting. But the photos and description show a former stable/hayloft, essentially a bare agricultural shell rather than a livable house. Dreamy land and character help, yet as a place to actually live it is still a serious project.
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€20,000 – €29,000
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.
- Converted from stable/hayloft, not a ready home
- No bathroom, kitchen, or utility connections shown/described
- Access is only on foot for about 200 m
- Major full renovation likely, with annex/tettoia in poor condition
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.