Rustico in Fabbriche di Vergemoli
Vendita Rustico detto "CASALE DELL'OLMO" nel comune di Fabbriche di Vergemoli, in zona montana a circa 500 mt di altezza sul livello del mare, immersi nel verde dell'Appennino Tosco-Emiliano. Vendesi rustico di circa mq. 40,00 utili con terreno di circa 12.500 mq. circostante, adibito a stalla e fienile ma attualmente…
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 description says the 40 sqm building is a former stable/hayloft ('adibito a stalla e fienile'), completely to restore, with no water or electricity connections, so it is not a clear legal dwelling. Effective cost is about €62,000 total (~€1,550/sqm including renovation), far above the €512/sqm baseline for this stock.
More on the house and the area
This has real rustic charm: old stone walls, a wooded mountainside setting, and glimpses over the valley and village. But the photos and description show a tiny abandoned barn-like shell, overgrown and not currently livable at all. Dreamy setting, yes; dream home today, no.
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€16,000 – €23,000
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.
- Completely to renovate; currently a former stable/hay barn rather than a usable home.
- No bathroom, kitchen or visible finished interiors shown.
- No water or الكهرباء/utility connections are present per listing.
- Access is by little-used dirt road, effectively 4x4 access.
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 cluster is in the Serchio valley with the Apuan Alps close by 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 the Parco Regionale delle Alpi Apuane. The nearest ski area is Careggine in Garfagnana, with small lifts roughly 30–40 minutes away depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest town of size, with shops, schools, rail services and the main services for the upper valley; Lucca is the nearest larger city for broader services. Barga is nearby and is listed among I Borghi più belli d’Italia. This area is known for the Garfagnana landscape of wooded valleys, chestnuts, mountain villages and access routes into the Apuan massif.