Terratetto plurifamiliare in Coreglia Antelminelli
The property is in the comune of Coreglia Antelminelli, hamlet of Gromignana. Over three floors: taverna, first floor, second floor. New roof, no work to be done. 200 sq m of land plus a 25 sq m outbuilding.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableEverything on this list
€55,150 – €55,300
quiet-life buyers
Quiet-life buyers suit this house best. It is ready for weekends or a permanent rural base, with a usable garden, mountain views and everyday shops and services about six minutes away. Barga is about 29 minutes by car, Borgo a Mozzano about 31 minutes, and Bagni di Lucca's thermal facilities about 31 minutes.
See what needs doing and what each job costs
Is it a good buy: Yes, you are buying below the market
The house could pay back in about five years only if it achieved 90 booked nights a year at the advertised local starting rate, before tax, fees and upkeep. Barga is 29 minutes away and Borgo a Mozzano 31 minutes, which supports the holiday case, but resale may take time.
- What you end up payingAbout 55,150-55,300 EUR: 55,000 EUR asking price plus 150-300 EUR for the electrical check
- What letting might bringIf booked 90 nights, about 11,520 EUR a year at 128 EUR a night, before tax, fees and upkeep
- Years to earn that backAbout 4.8 years on 55,150-55,300 EUR divided by 11,520 EUR a year, only if 90 nights are achieved
- How easily it sells againSlowly: 49 houses are on sale in the comune, and asking prices are not sale prices
Lived in and usable today, with a complete bathroom, fitted kitchen, fireplace and wood stove visible in the photographs. The roof is advertised as new, and no definite renovation work is visible. Its garden, mountain setting and traditional stone cellar are the main attractions, but wiring, plumbing and damp still need checking before purchase.
- As it stands€55,000
- Everything on this list€55,150 – €55,300
- Electrical check€150 – €300
Have an electrician test the older installation and confirm its safety before regular use or letting.
- Renovation tax deductionagenziaentrate.gov.it
National renovation relief is available for qualifying works in Coreglia Antelminelli.
Check current rules with a tax adviser; the rate and eligibility depend on primary-home status, payment method and the work carried out.
- Electrical safety and certification cannot be judged from the photographs.
- Water pipes, drainage and hot-water supply cannot be confirmed from the photographs.
- Active damp in the stone cellar cannot be confirmed.
- Window insulation, roof structure and structural condition need an on-site inspection.
- The listing says 200 square metres of land and a 25 square metre annex, but their legal status and condition are unverified.
- Interiors are habitable but dated and fairly dark in places.
- Only one bathroom is shown for a 3-level house.
- Outdoor amenities look simple/rustic rather than polished.
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. Photos checked 11 September.
The area around
Location score 74/100The cluster lies in the Serchio valley with the Apuan Alps 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 or against the Parco Regionale delle Alpi Apuane. The nearest ski area is Abetone, roughly 1 hour to 1 hour 20 minutes by road depending on the starting point in the comune. Barga and Castelnuovo di Garfagnana are the nearest small centres with a full everyday service base, and Lucca is the nearest larger city with a substantial historic centre, rail links and hospitals. Barga is listed among I Borghi più belli d'Italia. This area is known for the Garfagnana and Media Valle del Serchio landscape of wooded slopes, stone villages, chestnut country and mountain views.