Casa Indipendente
UG505DV- Si propone in vendita, nella suggestiva frazione di Casciana, nel comune di Camporgiano (LU), un immobile indipendente di tipo terratetto, con una superficie lorda di circa 140 mq. La proprietà, è libera su tre lati e si sviluppa su quattro livelli fuori terra. Piano Seminterrato: Due spaziosi locali ad uso…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Although tagged as habitable in the facts, the description clearly says it is in original condition and needs renovation; using about €700/m² gives an effective cost of roughly €1,129/m² (€60,000 + renovation on 140 m²), above the very low local baseline of €650/m². The price entry itself is cheap at €429/m², and the house is large, independent, with panoramic views, cellar and 1,000 m² of land, so it still looks like a solid project rather than a bargain-basement steal.
More on the house and the area
This has real dream-home ingredients: big terraces over a green Garfagnana valley, village setting, stone structure and some authentic beams/fireplace. Crucially it is a real house, not a shell—kitchen, bedrooms, bathroom and floors are all in place—but it is dated and needs meaningful updating before it feels truly special. At €60k for 140 sqm in Tuscany with views and land, the bargain effect is strong.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €49,000
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.
- Needs real modernization of systems and finishes
- Only one bathroom and it likely needs redoing
- Exterior terraces/loggia show weathering and maintenance needs
- Interiors are habitable but fairly plain and dated
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 82/100The cluster sits in the Garfagnana, between the Apuan Alps and the Tuscan-Emilian Apennines. The Serchio valley runs through this area. Much of the surrounding mountain landscape falls within the Parco Nazionale dell’Appennino Tosco-Emiliano and the Parco Regionale delle Alpi Apuane within short range of the town. The nearest ski area is Casone di Profecchia on the Apennine side, roughly an hour by road, with the larger Abetone area farther away and not part of the immediate landscape. Castelnuovo di Garfagnana is the nearest main town in the valley and has everyday services, a railway station and a working historic centre. The wider area is known for forested mountain valleys, stone villages, chestnut country and hiking between the Apuan and Apennine ridges.