Casa indipendente in Strada Regionale 445 45 -35
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 cantina/deposito, accessibili sia dall'interno che dall'esterno, ideali per...
What it really costs
See what needs doing and what each job costs
At €60,000 for 140 sqm, the asking price is €429/sqm; assuming habitable-but-not-renovated condition from the generic description, the effective cost is about €629/sqm including ~€200/sqm renovation, slightly below the Toscana country-house baseline of €690/sqm. Independent house, garden/cellar and 26 photos are positive, but the listing text is incomplete and gives no clear condition details, so this looks good rather than exceptional.
More on the house and the area
The hillside setting is the main draw: green mountain views, a village outlook and generous terraces make it easy to imagine outdoor living here. Inside, it looks like a real usable home with kitchen, bedrooms, floors and heating, but it is plain and dated rather than striking. This feels more like a solid, affordable live-in house with charm and refresh potential than a true dream-beauty showpiece.
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€9,000 – €16,000
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 and terraces show weathering and need maintenance.
- Interiors are habitable but dated, with only modest character.
- Lower glazed level/storage spaces may need clearer renovation/utility checks.
- Only one bathroom for a 140 sqm four-level house.
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.