Casa bifamiliare in Via Provinciale
Porzione di villa bifamiliare, contornata da circa mq. 400 di giardino, distante appena tre chilometri da paese di Piazza al Serchio dove sono presenti ogni tipo di servizio. L'abitazione è così organizzata: ingresso soggiorno con la zona pranzo e un camino, angolo cottura, una camera matrimoniale, una singola e un…
What it really costs
See what needs doing and what each job costs
At €37,000 for 100 sqm, the ask is €370/sqm; assuming habitable with light updates (~€200/sqm from the description of a full home with bathroom, fireplace, tavern and 22 photos), effective cost is about €570/sqm. That is still below the Toscana townhouse baseline of €650/sqm, and the 400 sqm garden plus proximity to services add value.
More on the house and the area
This is a real, usable home rather than a project: roofed, furnished, with kitchen, bathroom, fireplace and decent-sized rooms. The wow comes mainly from the Garfagnana hillside setting, garden and valley views, plus the very low price. It feels more modest and dated than romantic, so the dream factor is gentle rather than strong.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€7,000 – €11,000
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.
- Exterior is plain rather than especially photogenic or characterful
- Interiors look dated and somewhat dark, likely needing cosmetic updating
- Only one bathroom is shown
- Hillside garden and paths may need ongoing maintenance
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 74/100The cluster is in the upper Serchio valley with the Apuan Alps to the west and the Tuscan-Emilian Apennines close by. The Serchio river system and the valley around Castelnuovo di Garfagnana shape the area. The Parco Nazionale dell’Appennino Tosco-Emiliano lies nearby on the Apennine side, and the Parco Regionale delle Alpi Apuane is within the wider 15 km radius on the western side of this part of Garfagnana. The nearest ski area is Casone di Profecchia on the Apennine side, roughly a 40-minute drive depending on the exact hamlet. Castelnuovo di Garfagnana is the nearest main town, with shops, services and a rail connection down the Serchio valley. Barga, within the wider local area, is one of I Borghi più belli d’Italia. Garfagnana is known for wooded mountain valleys, fortified hill villages, chestnuts and porcini.