Rustico in Coreglia Antelminelli
CASALE delle CELLE Fabbricato Rustico in Vendita in Toscana, immerso nel verde degli Appennini e nella famosa "Val Fegana", nel Comune di Coreglia Antelminelli. Vendesi Rustico ad uso magazzino con bellissimo panorama sulla valle sottostante del fiume Fegana, corredato da aia e terreno agricolo, oltre accesso diretto…
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 explicitly says 'rustico ad uso magazzino' and that a change of use to residential is necessary, so it is not currently a legal dwelling and triggers a veto red flag. At €38,000 plus a full restoration estimate of about €1,100/m² for 160 m², the all-in cost would be far above the low asking price anyway.
More on the house and the area
A very photogenic stone farmhouse with real Tuscan hillside charm, terraces and a broad green valley setting. The panorama and land are appealing, but this is clearly a full renovation project rather than a usable home today. At €38k for 160 sqm with 2,700 sqm of land, the price adds dream value if you want a serious restoration.
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€63,000 – €94,000
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 be renovated; not a move-in home
- Currently registered as storage, so change of use to residential is needed
- Access from the municipal road is direct but not very easy
- Utilities are nearby but connections may still need to be created
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 72/100The cluster is in the Serchio valley with the Apuan Alps to the west and the Tuscan-Emilian Apennines close by to the east. The Serchio river runs through this part of the valley. Much of the surrounding area falls within or beside the Alpi Apuane Regional Park. The nearest ski area is Abetone on the Apennine side, roughly 1 to 1.5 hours by road depending on the exact hamlet. Barga is the nearest small town of note, with a substantial historic centre, and Lucca is the nearest larger town with full services and major monuments. Coreglia Antelminelli is listed among I Borghi più belli d'Italia. This area is known for wooded mountain slopes, hill villages, and for the long-standing plaster figurine tradition of Coreglia.